Two-Unit Victorian
New
For Sale
$275,000
334 E MARKET STREET, Marietta, PA 17547
The brick residence has separate laundry for each apartment and rear parking with a utility shed.
Property Size2,192 SF
Price / SF$125.46
Days on Market4
Property Features for 334 E MARKET STREET
General Information
Standard status
Active
Size
2,192 SF
Property subtype
Duplex
Building Details
Year Built
1900
Listing Agency:
Berkshire Hathaway HomeServices Homesale Realty
(717) 393-0100
Listed By:
Dawn Brill Cooper · License #RS205506L
(717) 572-9888
Source:
Cummingsrealtors
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 3:28PM
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.
Built in 1900, this brick Victorian duplex contains two apartments. The first-floor unit has a kitchen, living room, dining room, one bedroom, laundry, and a full bathroom. Upstairs, the second unit offers two bedrooms, a living room, a kitchen with new countertops, and laundry. Appliances are included in the second-floor apartment, and each unit has its own laundry area.
Original woodwork and shutters remain throughout the residence, complemented by a wraparound porch. Tilt-in windows were installed in 2020. Rear parking accommodates three or four vehicles, with a utility shed on site.
Original woodwork and shutters remain throughout the residence, complemented by a wraparound porch. Tilt-in windows were installed in 2020. Rear parking accommodates three or four vehicles, with a utility shed on site.
Key Highlights
- Two apartments in a brick Victorian residence built in 1900
- First‑floor unit includes one bedroom, kitchen, living room, dining room, laundry, and full bathroom
- Second‑floor unit has two bedrooms, new kitchen countertops, laundry, and included appliances
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
$24,484
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
8.90%
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%
$489,680
$489.7K
Cap Rate 7%
$349,771
$349.8K
Cap Rate 9%
$272,044
$272.0K
Market Conditions
NOI Build-Up for 2,192 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
$35.5K $16.20/SF
− Vacancy
−$533 −$0.24/SF
EGI
$35.0K $15.96/SF
− OpEx
−$10.5K −$4.79/SF
NOI
$24.5K $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%
$489,680
Cap Rate 7%
$349,771
Cap Rate 9%
$272,044
Alternative Uses
Best Use
Multifamily LT 5
$349.8K
$306.1K – $408.1K
NOI $24,484 @ 7.0% cap · market cap 8.90%
Second Best
Apartment 5plus
$308.5K
$269.9K – $359.9K
NOI $21,592 @ 7.0% cap · market cap 7.85%
Theoretical Best
Office A
$734.6K
$642.7K – $857.0K
NOI $51,419 @ 7.0% cap · market cap 18.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
211
Businesses Nearby
Explore this area
Business Placement
Demographics for 17547, PA
8,166
Population
3,538
Households
2.3
Avg Household Size
39
Median Age
30%
College-Educated
94%
High-School Grad
12.0 sq mi
ZIP Area
681
Density / Sq Mi
$90,801
Median Household Income
$45,702
Median Earnings
$1,139
Median Rent
$243,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - The brick residence has separate laundry for each apartment and rear parking with a utility shed.
Where is this duplex located?
The property is located at 334 E MARKET STREET Marietta, PA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two apartments in a brick Victorian residence built in 1900; First‑floor unit includes one bedroom, kitchen, living room, dining room, laundry, and full bathroom; Second‑floor unit has two bedrooms, new kitchen countertops, laundry, and included appliances
