Mixed-Use Property in Downtown
For Sale
Contact for pricing
22 S 3rd St, Columbia, PA
Versatile investment opportunity with retail and residential units in Pennsylvania.
Property Size4,280 SF
Lot Size0.10 Acres
Price / SF$122.66
Days on Market367
Property Features for 22 S 3rd St
General Information
Standard status
Active
Size
4,280 SF
Lot size
0.10 Acres
Property subtype
RETAIL
Listing Agency:
Bennett Williams Commercial - Lancaster
(717) 843-5555
Listed By:
Tom Troccoli · License #RS167691L
Source:
Moodyscre
Added: Aug 22, 2025
Changed: Jul 6
Last Checked: Aug 23 at 10:36AM
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 Bennett Williams Commercial - Lancaster
Investment Insights
Based on property information with market context.
Located in downtown Columbia, Pennsylvania, this mixed-use property offers a combination of commercial and residential spaces. The property includes one retail commercial unit and three residential apartments. The commercial space is currently owner-occupied and operated as a cigar lounge. The property provides income potential for investors and entrepreneurs. The total property size is 4,280 square feet.
Key Highlights
- Prime downtown Columbia, PA location
- Mix of income potential from commercial and residential units
- Includes one retail commercial unit
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
$42,160
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
8.03%
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%
$843,200
$843.2K
Cap Rate 7%
$602,286
$602.3K
Cap Rate 9%
$468,444
$468.4K
Market Conditions
NOI Build-Up for 4,280 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
$77.0K $18.00/SF
− Vacancy
−$385 −$0.09/SF
EGI
$76.7K $17.91/SF
− OpEx
−$34.5K −$8.06/SF
NOI
$42.2K $9.85/SF
Area
Lancaster County, PA
Vacancy
0.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$843,200
Cap Rate 7%
$602,286
Cap Rate 9%
$468,444
Alternative Uses
Best Use
Mixed Use
$759.4K
$664.5K – $886.0K
NOI $53,158 @ 7.0% cap · market cap 10.13%
Second Best
Retail
$719.6K
$629.6K – $839.5K
NOI $50,369 @ 7.0% cap · market cap 9.59%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,398 @ 7.0% cap · market cap 19.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
742
Businesses Nearby
Explore this area
Business Placement
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 - Versatile investment opportunity with retail and residential units in Pennsylvania.
Where is this mixed-use property located?
The property is located at 22 S 3rd St Columbia, PA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Prime downtown Columbia, PA location; Mix of income potential from commercial and residential units; Includes one retail commercial unit
