Two-Unit Single-Story
For Sale
$265,000
2312 Craley Road, Windsor, PA 17366
Two separate residences offer private entrances and flexible occupancy or rental use.
Property Size1,900 SF
Price / SF$139.47
Days on Market98
Property Features for 2312 Craley Road
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Multi-Family / Fee Simple
Zoning
AGRICULTURAL
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,234
Amenities
No
Extra Refrigerator/Freezer, Stove
Attic/House Fan
No Pool
Outbuilding(s), Play Area
Building Details
Year Built
1940
Buildings
1
Stories
1
Listing Agency:
EXP Realty, LLC
(302) 423-5551
Listed By:
Dana F Hess · License #RS-0023750
(302) 423-5551
Source:
Compass
Added: May 25
Changed: Aug 30
Last Checked: Aug 30 at 11:35AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
Built in 1940, this single-story duplex contains 1,900 square feet arranged as two separate residences. Each unit includes two bedrooms, one full bathroom, a private entrance, and a functional interior layout. Interior equipment includes a stove and an extra refrigerator/freezer, while an attic/house fan is also present.
The property is located at 2312 Craley Road in Windsor, Pennsylvania, within York County. It carries AGRICULTURAL zoning and includes a new septic system installed in 2020. Exterior features include an outbuilding and play area, with no pool. The configuration supports occupying one unit while renting the other or using both units for rental purposes, as described in the property information.
The property is located at 2312 Craley Road in Windsor, Pennsylvania, within York County. It carries AGRICULTURAL zoning and includes a new septic system installed in 2020. Exterior features include an outbuilding and play area, with no pool. The configuration supports occupying one unit while renting the other or using both units for rental purposes, as described in the property information.
Key Highlights
- Two‑unit duplex with 1,900 square feet of total property size
- Each unit has 2 bedrooms, 1 full bath, and a private entrance
- New septic system installed in 2020
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
$18,853
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
7.11%
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%
$377,060
$377.1K
Cap Rate 7%
$269,329
$269.3K
Cap Rate 9%
$209,478
$209.5K
Market Conditions
NOI Build-Up for 1,900 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
$28.5K $15.00/SF
− Vacancy
−$1.6K −$0.83/SF
EGI
$26.9K $14.17/SF
− OpEx
−$8.1K −$4.25/SF
NOI
$18.9K $9.92/SF
Area
York County, PA
Vacancy
5.50%
Lease Rate
$15.00 /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%
$377,060
Cap Rate 7%
$269,329
Cap Rate 9%
$209,478
Alternative Uses
Best Use
Multifamily LT 5
$269.3K
$235.7K – $314.2K
NOI $18,853 @ 7.0% cap · market cap 7.11%
Second Best
Apartment 5plus
$250.2K
$218.9K – $291.9K
NOI $17,512 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$550.1K
$481.4K – $641.8K
NOI $38,508 @ 7.0% cap · market cap 14.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 17366, PA
5,648
Population
2,559
Households
2.2
Avg Household Size
42
Median Age
19%
College-Educated
89%
High-School Grad
11.3 sq mi
ZIP Area
500
Density / Sq Mi
$78,026
Median Household Income
$46,609
Median Earnings
$1,231
Median Rent
$193,700
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?
Duplex - Two separate residences offer private entrances and flexible occupancy or rental use.
Where is this duplex located?
The property is located at 2312 Craley Road Windsor, PA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,900 square feet of total property size; Each unit has 2 bedrooms, 1 full bath, and a private entrance; New septic system installed in 2020
