Occupied Duplex with Separate
For Sale
$228,500
411 South Arch Street, Lancaster, PA 17603
Two occupied units with separately metered utilities and professional management already in place.
Property Size1,896 SF
Price / SF$120.52
Days on Market132
Property Features for 411 South Arch Street
General Information
Standard status
Active
Size
1,896 SF
Property subtype
Multi-Family / Fee Simple
Zoning
RESIDENTIAL
Occupancy
100%
Financials
Gross Income
$28,800
Average Monthly Rent
$1,200
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,434
Amenities
No
Other
No Pool
Above Grade, Below Grade
Building Details
Year Built
1890
Listing Agency:
Hostetter Realty
(717) 587-2481
Listed By:
Jacob D. Fisher · License #RS325195
(717) 587-2481
Source:
Compass
Added: Apr 21
Changed: Aug 29
Last Checked: Aug 29 at 9:51PM
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 Hostetter Realty
Investment Insights
Based on property information with market context.
Built in 1890, this 1,896-square-foot duplex at 411 South Arch Street contains two residential units: a three-bedroom, one-bath apartment and a two-bedroom, one-bath apartment. The property is zoned RESIDENTIAL, and both units are currently occupied.
Each unit has separate utility metering, with tenants responsible for heat, electric, water, and sewer. Professional property management is already established and willing to continue, providing an existing operational structure for the property. The asset is located in Lancaster City within the School District of Lancaster.
Each unit has separate utility metering, with tenants responsible for heat, electric, water, and sewer. Professional property management is already established and willing to continue, providing an existing operational structure for the property. The asset is located in Lancaster City within the School District of Lancaster.
Key Highlights
- 1,896‑square‑foot duplex with two residential units
- Unit mix includes one 3‑bedroom, 1‑bath unit and one 2‑bedroom, 1‑bath unit
- Both units are currently occupied
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
$18,677
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
8.17%
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%
$373,540
$373.5K
Cap Rate 7%
$266,814
$266.8K
Cap Rate 9%
$207,522
$207.5K
Market Conditions
NOI Build-Up for 1,896 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
$34.1K $18.00/SF
− Vacancy
−$171 −$0.09/SF
EGI
$34.0K $17.91/SF
− OpEx
−$15.3K −$8.06/SF
NOI
$18.7K $9.85/SF
Area
Lancaster County, PA
Vacancy
0.50%
Lease Rate
$18.00 /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%
$373,540
Cap Rate 7%
$266,814
Cap Rate 9%
$207,522
Alternative Uses
Best Use
Multifamily LT 5
$302.5K
$264.7K – $353.0K
NOI $21,178 @ 7.0% cap · market cap 9.27%
Second Best
Apartment 5plus
$266.8K
$233.5K – $311.3K
NOI $18,677 @ 7.0% cap · market cap 8.17%
Theoretical Best
Office A
$635.4K
$555.9K – $741.3K
NOI $44,475 @ 7.0% cap · market cap 19.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3,417
Businesses Nearby
Explore this area
Business Placement
Demographics for 17603, PA
66,739
Population
28,142
Households
2.4
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
30.0 sq mi
ZIP Area
2,225
Density / Sq Mi
$77,156
Median Household Income
$40,043
Median Earnings
$1,265
Median Rent
$244,500
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 occupied units with separately metered utilities and professional management already in place.
Where is this duplex located?
The property is located at 411 South Arch Street Lancaster, PA.
What is the asking price?
The asking price for this property is $228,500.
What are key features of this property?
This property features: 1,896‑square‑foot duplex with two residential units; Unit mix includes one 3‑bedroom, 1‑bath unit and one 2‑bedroom, 1‑bath unit; Both units are currently occupied
