Two-Unit Duplex with Bonus
For Sale
$364,900
442 S MAIN STREET, Manheim, PA 17545
Two residential units offer two-bedroom layouts, with one including a private bonus room and dedicated off-street parking.
Property Size1,664 SF
Price / SF$219.29
Days on Market11
Property Features for 442 S MAIN STREET
General Information
Standard status
Active
Size
1,664 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
yard
Building Details
Year Built
1900
Listing Agency:
Linderman Snavely Realtors LLC
(717) 669-3851
Listed By:
Justin R Linderman · License #RS322608
(717) 669-3851
Source:
Cummingsrealtors
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 10:47AM
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 Linderman Snavely Realtors LLC
Investment Insights
Based on property information with market context.
Located at 442 S Main Street in Manheim, Pennsylvania, this duplex contains two residential units within 1664 square feet. Each unit is arranged with two bedrooms, one bathroom, a living room, and a kitchen. One unit also includes a private bonus room that can serve as additional interior space for an office, gym, or other household use.
The property includes a large yard and dedicated off-street parking. Built in 1900, the duplex offers a two-unit configuration with separate living areas and outdoor space for occupants. One unit is currently rented, while the second unit’s layout includes the added bonus room.
The property includes a large yard and dedicated off-street parking. Built in 1900, the duplex offers a two-unit configuration with separate living areas and outdoor space for occupants. One unit is currently rented, while the second unit’s layout includes the added bonus room.
Key Highlights
- Two‑unit duplex at 442 S Main Street, Manheim, PA 17545
- 1664 square feet with two residential units
- Each unit includes 2 bedrooms, 1 bathroom, living room, and kitchen
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
$18,587
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
5.09%
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%
$371,740
$371.7K
Cap Rate 7%
$265,529
$265.5K
Cap Rate 9%
$206,522
$206.5K
Market Conditions
NOI Build-Up for 1,664 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
$27.0K $16.20/SF
− Vacancy
−$404 −$0.24/SF
EGI
$26.6K $15.96/SF
− OpEx
−$8.0K −$4.79/SF
NOI
$18.6K $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%
$371,740
Cap Rate 7%
$265,529
Cap Rate 9%
$206,522
Alternative Uses
Best Use
Multifamily LT 5
$265.5K
$232.3K – $309.8K
NOI $18,587 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$234.2K
$204.9K – $273.2K
NOI $16,391 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$557.6K
$487.9K – $650.6K
NOI $39,033 @ 7.0% cap · market cap 10.70%
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
394
Businesses Nearby
Explore this area
Business Placement
Demographics for 17545, PA
22,718
Population
9,382
Households
2.4
Avg Household Size
42
Median Age
30%
College-Educated
90%
High-School Grad
69.8 sq mi
ZIP Area
325
Density / Sq Mi
$87,589
Median Household Income
$47,755
Median Earnings
$1,325
Median Rent
$271,600
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 - Two residential units offer two-bedroom layouts, with one including a private bonus room and dedicated off-street parking.
Where is this duplex located?
The property is located at 442 S MAIN STREET Manheim, PA.
What is the asking price?
The asking price for this property is $364,900.
What are key features of this property?
This property features: Two‑unit duplex at 442 S Main Street, Manheim, PA 17545; 1664 square feet with two residential units; Each unit includes 2 bedrooms, 1 bathroom, living room, and kitchen
