Six-Unit Mixed-Use
For Sale
$565,000
216-224 4th St, New Cumberland, PA 17070
Combines occupied residential space with commercial units in downtown New Cumberland.
Property Size3,200 SF
Price / SF$176.56
Days on Market9
Property Features for 216-224 4th St
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Commercial
Building Details
Year Built
1930
Listing Agency:
ADP Realty & Property Management LLC
(717) 737-2121
Listed By:
Aaron Piscioneri
Source:
Viewmarylandhomesforsale
Added: Aug 24
Changed: Aug 31
Last Checked: Aug 31 at 5:23PM
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 ADP Realty & Property Management LLC
Investment Insights
Based on property information with market context.
Built in 1930, this 3,200-square-foot mixed-use property contains six units across residential and commercial space. Four residential units are occupied by tenants, while two units are used commercially, creating a combination of residential and business occupancy within one building.
The property is located at 216-224 4th St in downtown New Cumberland, Pennsylvania. Its setting within the downtown area provides access to the surrounding commercial district and places the building within a revitalized portion of the community. The existing configuration offers a straightforward mixed-use layout for an owner or investor seeking both residential and commercial components.
The property is located at 216-224 4th St in downtown New Cumberland, Pennsylvania. Its setting within the downtown area provides access to the surrounding commercial district and places the building within a revitalized portion of the community. The existing configuration offers a straightforward mixed-use layout for an owner or investor seeking both residential and commercial components.
Key Highlights
- Six total units: four residential and two commercial
- 3,200 square feet of mixed‑use property
- Four residential units currently occupied by tenants
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$30,804
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.45%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$616,080
$616.1K
Cap Rate 7%
$440,057
$440.1K
Cap Rate 9%
$342,267
$342.3K
Market Conditions
NOI Build-Up for 3,200 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$46.1K $14.40/SF
− Vacancy
−$2.1K −$0.65/SF
EGI
$44.0K $13.75/SF
− OpEx
−$13.2K −$4.13/SF
NOI
$30.8K $9.63/SF
Area
Cumberland County, PA
Vacancy
4.50%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$616,080
Cap Rate 7%
$440,057
Cap Rate 9%
$342,267
Alternative Uses
Best Use
Retail
$440.1K
$385.1K – $513.4K
NOI $30,804 @ 7.0% cap · market cap 5.45%
Second Best
Mixed Use
$428.1K
$374.6K – $499.5K
NOI $29,970 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$743.3K
$650.4K – $867.2K
NOI $52,034 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
537
Businesses Nearby
Explore this area
Business Placement
Demographics for 17070, PA
16,359
Population
7,487
Households
2.2
Avg Household Size
43
Median Age
36%
College-Educated
94%
High-School Grad
14.6 sq mi
ZIP Area
1,120
Density / Sq Mi
$91,100
Median Household Income
$52,207
Median Earnings
$1,046
Median Rent
$240,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combines occupied residential space with commercial units in downtown New Cumberland.
Where is this mixed-use property located?
The property is located at 216-224 4th St New Cumberland, PA.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Six total units: four residential and two commercial; 3,200 square feet of mixed‑use property; Four residential units currently occupied by tenants
