Bed and Breakfast for
For Sale
$830,000
231 E Main St, Palmyra, PA 17078
For sale bed and breakfast property in Palmyra with approximately 7,500 square feet.
Property Size7,500 SF
Price / SF$110.67
Days on Market120
Property Features for 231 E Main St
General Information
Standard status
Active
Size
7,500 SF
Total Parking Spaces
6
Zoning
HIGHWAY COMMERCIAL
Taxes and HOA fees
Annual Taxes
$6,198
Amenities
Hot Water, Steam, Electric, Oil
On Street
Building Details
Building Size
7,500 SF
Year Built
1900
Stories
3
Listing Agency:
Coldwell Banker Realty
Listed By:
Christina Bailey · License #RS308461
(717) 512-0615
Source:
Evrealestate
Added: May 11
Changed: Aug 28
Last Checked: Sep 7 at 5:03AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This bed and breakfast property is offered for sale and totals approximately 7,500 square feet. The listing is categorized as a hospitality/commercial real estate asset and is presented as a single property at 231 E Main St.
Directions noted with the listing are US-322 E to US-422 E in Palmyra, and the county is Lebanon County. The property’s stated address places it on E Main St in Palmyra, PA 17078.
Directions noted with the listing are US-322 E to US-422 E in Palmyra, and the county is Lebanon County. The property’s stated address places it on E Main St in Palmyra, PA 17078.
Key Highlights
- Approximately 7,500 sq ft bed and breakfast property in Palmyra
- Multiple heating types: hot water, steam, electric, and oil
- On‑street parking
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
$45,422
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
5.47%
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%
$908,440
$908.4K
Cap Rate 7%
$648,886
$648.9K
Cap Rate 9%
$504,689
$504.7K
Market Conditions
NOI Build-Up for 7,500 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
$112.5K $15.00/SF
− Vacancy
−$16.9K −$2.25/SF
EGI
$95.6K $12.75/SF
− OpEx
−$50.2K −$6.69/SF
NOI
$45.4K $6.06/SF
Area
Lebanon County, PA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$908,440
Cap Rate 7%
$648,886
Cap Rate 9%
$504,689
Alternative Uses
Best Use
Hotel Hospitality
$648.9K
$567.8K – $757.0K
NOI $45,422 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $123,228 @ 7.0% cap · market cap 14.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
569
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17078, PA
23,496
Population
9,602
Households
2.4
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
30.1 sq mi
ZIP Area
781
Density / Sq Mi
$84,533
Median Household Income
$47,141
Median Earnings
$1,252
Median Rent
$278,300
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Walton Manor Inn Bed & Breakfast — 231 E Main St, Palmyra, PA 17078
- Dutch Motel — 500 E Main St, Palmyra, PA 17078
- HermieHomemades — 32 N Forge Rd, Palmyra, PA 17078
Frequently Asked Questions
What type of property is this?
Bed & breakfast - For sale bed and breakfast property in Palmyra with approximately 7,500 square feet.
Where is this bed & breakfast located?
The property is located at 231 E Main St Palmyra, PA.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: Approximately 7,500 sq ft bed and breakfast property in Palmyra; Multiple heating types: hot water, steam, electric, and oil; On‑street parking
