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    Downtown Lancaster Mixed-Use Investment Title is generated by Realmo AI

    205 East King Street, Lancaster, PA 17602

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    For Sale
    $1,095,000

    Five-unit property with commercial space in vibrant downtown Lancaster.

    Type:Multi-Family / Fee Simple
    Property size:
    3,049 SF
    Price / SF:
    $359/SF
    Added:
    May 14, 2026
    Days on Market:
    16
    Last Refresh:
    May 15 at 9:12 pm

    Property Features for 205 East King Street

    General Information

    Standard status
    Active
    Size
    3,049 SF
    Property subtype
    Multi-Family / Fee Simple

    Building Details

    Year Built
    1870

    We can help!

    Listing Contact
    Anne M Lusk
    Anne M Lusk

    Listing agent Anne M Lusk License #RS210178L

    Listing office Lusk & Associates Sotheby's International Realty

    Listing date May 14, 2026

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Lusk & Associates Sotheby's International Realty

    HighLights

    • Prime Downtown Lancaster location in Musser Park, offering unmatched walkability.
    • Mixed‑use property with a first‑floor commercial space and four residential units, providing diverse income streams.
    • Unique carriage house featuring a garage, upper‑level living space and a private deck.
    • Multiple outdoor living spaces, including a shared patio and a large backyard.
    • Blank canvas commercial space ready to be customized.
    • Fourth residential unit designed similar to a single‑family home.

    Overview

    Located in downtown Lancaster, this five-unit mixed-use property offers a commercial space and four residential units. The property is situated in the Musser Park area, providing access to restaurants, coffee shops, bakeries, shopping, and entertainment. It is near Central Market, the Fulton Theatre, the Ware Center, and the courthouse. The carriage house includes a garage on the lower level and an upper-level living space with a kitchen, bathroom, two-story living room, and lofted sleeping area, along with a private deck and large backyard. A second-floor unit features one bedroom, one bath, and a deck, with access to a shared patio. The rear unit also offers one bedroom and one bath, combining original character with modern updates. The first-floor commercial space is ready to be customized for various uses, benefiting from foot traffic in the downtown area. The fourth residential unit includes a mudroom-style entry, a second-floor living area with a kitchen and living room, and a third floor with two bedrooms and a full bath. The property is 3049 square feet.
    Location Intelligence

    Current Use by Public Records

    New Beginnings Covenant ... Church

    Suggested Use

    Restaurant Law Firm Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lancaster
    County
    Lancaster
    State
    Pennsylvania
    Longitude
    -76.301108
    Latitude
    40.038768

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    FAQs

    What type of property is this?
    Mixed-use property - Five-unit property with commercial space in vibrant downtown Lancaster.
    Where is this mixed-use property located?
    The property is located at 205 East King Street Lancaster, PA.
    What is the asking price?
    The asking price for this property is $1,095,000.
    What are key features of this property?
    This property features: Prime Downtown Lancaster location in Musser Park, offering unmatched walkability.; Mixed‑use property with a first‑floor commercial space and four residential units, providing diverse income streams.; Unique carriage house featuring a garage, upper‑level living space and a private deck.
    (717) 271-9339
    We can help!
    Listing Contact
    Anne M Lusk
    Anne M Lusk
    Real Estate License ID: RS210178L
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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