Economic Development Zoned Rental
For Sale
$699,500
2839 York Rd, Gettysburg, PA 17325
Five rental units on 5.8 acres include a shared laundry room, large parking lot, and storage spaces.
Property Size4,961 SF
Lot Size5.80 Acres
Price / SF$140
Days on Market48
Property Features for 2839 York Rd
General Information
Standard status
Active
Size
4,961 SF
Lot size
5.80 Acres
Zoning
EC-1
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
5
Amenities
laundry room
storage spaces
Building Details
Year Built
1948
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Homesale Realty
Listed By:
Cynthia Forry · License #AB069782
(717) 451-6786
Source:
Kandorre
Added: Jul 20
Changed: Sep 4
Last Checked: Sep 5 at 10:57AM
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 Berkshire Hathaway HomeServices Homesale Realty
Investment Insights
Based on property information with market context.
The property consists of five residential rental units on 5.8 acres, zoned EC-1 Economic Development Commercial. A shared on-site laundry room supports day-to-day tenant needs, and the site also includes additional storage spaces and a large parking lot.
The asset is positioned along the Route 30 corridor and provides access to Route 15 and major highways, supporting convenient ingress/egress and strong traffic exposure. Zoning information is available in supporting documents, and buyers should verify square footage, zoning details, and permitted uses with the applicable municipal authorities and qualified professionals.
Please note the property is occupied. Do not enter the property or parking lot without a confirmed appointment, and all showings are scheduled by appointment only.
The asset is positioned along the Route 30 corridor and provides access to Route 15 and major highways, supporting convenient ingress/egress and strong traffic exposure. Zoning information is available in supporting documents, and buyers should verify square footage, zoning details, and permitted uses with the applicable municipal authorities and qualified professionals.
Please note the property is occupied. Do not enter the property or parking lot without a confirmed appointment, and all showings are scheduled by appointment only.
Key Highlights
- Five residential rental units on 5.8 acres, zoned EC‑1 Economic Development Commercial
- Includes a shared on‑site laundry room
- Large parking lot plus additional storage spaces
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
$21,018
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
3.00%
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%
$420,360
$420.4K
Cap Rate 7%
$300,257
$300.3K
Cap Rate 9%
$233,533
$233.5K
Market Conditions
NOI Build-Up for 4,961 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
$40.5K $8.16/SF
− Vacancy
−$2.3K −$0.46/SF
EGI
$38.2K $7.70/SF
− OpEx
−$17.2K −$3.47/SF
NOI
$21.0K $4.24/SF
Area
Adams County, PA
Vacancy
5.60%
Lease Rate
$8.16 /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%
$420,360
Cap Rate 7%
$300,257
Cap Rate 9%
$233,533
Alternative Uses
Best Use
Apartment 5plus
$300.3K
$262.7K – $350.3K
NOI $21,018 @ 7.0% cap · market cap 3.00%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$913.7K
$799.5K – $1.07M
NOI $63,960 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 17325, PA
27,879
Population
12,021
Households
2.3
Avg Household Size
45
Median Age
34%
College-Educated
92%
High-School Grad
126.0 sq mi
ZIP Area
221
Density / Sq Mi
$79,351
Median Household Income
$32,633
Median Earnings
$956
Median Rent
$278,800
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?
Apartment building - Five rental units on 5.8 acres include a shared laundry room, large parking lot, and storage spaces.
Where is this apartment building located?
The property is located at 2839 York Rd Gettysburg, PA.
What is the asking price?
The asking price for this property is $699,500.
What are key features of this property?
This property features: Five residential rental units on 5.8 acres, zoned EC‑1 Economic Development Commercial; Includes a shared on‑site laundry room; Large parking lot plus additional storage spaces
