Duplex with Attached
For Sale
$287,900
236 N FRANKLIN Street, Lancaster, PA 17602
MULTI_FAMILY - Other - LANCASTER, PA
Property Size1,997 SF
Lot Size0.03 Acres
Price / SF$144.17
Days on Market16
Property Features for 236 N FRANKLIN Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Rooms
Basement
Parking
1
Parking features
Garage - Attached, On Street
Interior features
Wood Floors
Appliances
Oven/Range - Gas, Refrigerator
Elementary school district
SCHOOL DISTRICT OF LANCASTER
Middle school district
SCHOOL DISTRICT OF LANCASTER
High school district
SCHOOL DISTRICT OF LANCASTER
Standard status
Active
Size
1,997 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
4568
Utilities
Heating system
Other (Heating)
Cooling system
Window Unit(s)
Building Details
Year built
1900
Number of units
2
Building materials
Brick, Masonry
Architectural style
Other
Listing Agency:
Hostetter Realty LLC
(717) 354-6416
Listed By:
John J Glick · License #3349959
(717) 598-7490
Added: Aug 14
Changed: Aug 17
Last Checked: Aug 29 at 2:06AM
MLS# PALA2093734
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1900-built duplex at 236 N Franklin Street includes two rental units with approximately 1,997 square feet of combined space. The property features brick and masonry construction, wood floors, a gas oven/range, refrigerator, window unit cooling, and an attached garage that is rented separately.
The 0.03-acre property is in Lancaster, PA 17602, near downtown Lancaster, shopping, restaurants, schools, and local colleges. On-street parking is also available, providing an additional parking option for the property.
The 0.03-acre property is in Lancaster, PA 17602, near downtown Lancaster, shopping, restaurants, schools, and local colleges. On-street parking is also available, providing an additional parking option for the property.
Key Highlights
- Two rental units totaling approximately 1,997 square feet
- Separately rented attached garage provides an additional income stream
- Brick and masonry construction dating to 1900
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
$22,306
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
7.75%
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%
$446,120
$446.1K
Cap Rate 7%
$318,657
$318.7K
Cap Rate 9%
$247,844
$247.8K
Market Conditions
NOI Build-Up for 1,997 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
$32.4K $16.20/SF
− Vacancy
−$485 −$0.24/SF
EGI
$31.9K $15.96/SF
− OpEx
−$9.6K −$4.79/SF
NOI
$22.3K $11.17/SF
Area
Lancaster County, PA
Vacancy
1.50%
Lease Rate
$16.20 /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%
$446,120
Cap Rate 7%
$318,657
Cap Rate 9%
$247,844
Alternative Uses
Best Use
Multifamily LT 5
$318.7K
$278.8K – $371.8K
NOI $22,306 @ 7.0% cap · market cap 7.75%
Second Best
Apartment 5plus
$281.0K
$245.9K – $327.9K
NOI $19,671 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$669.2K
$585.6K – $780.7K
NOI $46,844 @ 7.0% cap · market cap 16.27%
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
2,562
Businesses Nearby
Explore this area
Business Placement
Demographics for 17602, PA
52,665
Population
19,472
Households
2.7
Avg Household Size
37
Median Age
28%
College-Educated
83%
High-School Grad
24.6 sq mi
ZIP Area
2,141
Density / Sq Mi
$71,752
Median Household Income
$38,469
Median Earnings
$1,272
Median Rent
$250,600
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 - Brick construction includes wood floors, gas range, and refrigerator.
Where is this duplex located?
The property is located at 236 N FRANKLIN Street Lancaster, PA.
What is the asking price?
The asking price for this property is $287,900.
What are key features of this property?
This property features: Two rental units totaling approximately 1,997 square feet; Separately rented attached garage provides an additional income stream; Brick and masonry construction dating to 1900
