Two-Unit Duplex with Separate
For Sale
$275,000
35 West Donegal Street, Mount Joy, PA 17552
Residentially zoned duplex with separate electric meters, basement storage, and an attic storage area.
Property Size2,154 SF
Price / SF$127.67
Days on Market146
Property Features for 35 West Donegal Street
General Information
Standard status
Active
Size
2,154 SF
Property subtype
Multi-Family / Fee Simple
Zoning
RESIDENTIAL
Taxes and HOA fees
Annual Taxes
$4,455
Amenities
No
Doors - Swing In
No Pool
Above Grade, Below Grade
Building Details
Year Built
1900
Listing Agency:
Realty ONE Group Unlimited
(717) 606-3742
Listed By:
Kate Storm · License #RS341749
(717) 606-3742
Source:
Compass
Added: Apr 7
Changed: Aug 29
Last Checked: Aug 29 at 7:46PM
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 Realty ONE Group Unlimited
Investment Insights
Based on property information with market context.
This 2,154-square-foot duplex, built in 1900, includes two separate apartments. The first-floor unit offers three bedrooms, one bathroom, basement storage, and vacancy at present. The second-floor apartment contains two bedrooms and one bathroom, along with attic storage that the source indicates could be finished as an additional bedroom. Each unit has a separate electric meter, while gas heat for the building is currently paid by the owner. Window-unit air conditioning serves the apartments, and the roof is newer.
The property is located at 35 West Donegal Street in Mount Joy, Pennsylvania, within the Mount Joy Borough area. It carries RESIDENTIAL zoning and is served by the Donegal School District. The second-floor unit is expected to become vacant by the end of May, providing a two-unit configuration with separate living spaces and storage areas.
The property is located at 35 West Donegal Street in Mount Joy, Pennsylvania, within the Mount Joy Borough area. It carries RESIDENTIAL zoning and is served by the Donegal School District. The second-floor unit is expected to become vacant by the end of May, providing a two-unit configuration with separate living spaces and storage areas.
Key Highlights
- 2,154‑square‑foot duplex built in 1900
- Two apartments: 3 bedrooms/1 bathroom and 2 bedrooms/1 bathroom
- Separate electric meters for each unit
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
$24,060
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
8.75%
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%
$481,200
$481.2K
Cap Rate 7%
$343,714
$343.7K
Cap Rate 9%
$267,333
$267.3K
Market Conditions
NOI Build-Up for 2,154 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
$34.9K $16.20/SF
− Vacancy
−$523 −$0.24/SF
EGI
$34.4K $15.96/SF
− OpEx
−$10.3K −$4.79/SF
NOI
$24.1K $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%
$481,200
Cap Rate 7%
$343,714
Cap Rate 9%
$267,333
Alternative Uses
Best Use
Multifamily LT 5
$343.7K
$300.8K – $401.0K
NOI $24,060 @ 7.0% cap · market cap 8.75%
Second Best
Apartment 5plus
$303.1K
$265.2K – $353.6K
NOI $21,218 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$721.8K
$631.6K – $842.1K
NOI $50,527 @ 7.0% cap · market cap 18.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 17552, PA
20,393
Population
8,684
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
94%
High-School Grad
32.6 sq mi
ZIP Area
626
Density / Sq Mi
$89,776
Median Household Income
$48,718
Median Earnings
$1,225
Median Rent
$275,600
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 - Residentially zoned duplex with separate electric meters, basement storage, and an attic storage area.
Where is this duplex located?
The property is located at 35 West Donegal Street Mount Joy, 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: 2,154‑square‑foot duplex built in 1900; Two apartments: 3 bedrooms/1 bathroom and 2 bedrooms/1 bathroom; Separate electric meters for each unit
