Tenant-Occupied
New
For Sale
$345,000
5408 CARLISLE PIKE, New Oxford, PA 17350
Three occupied two-story residences provide separate entrances and varied bedroom and bath configurations.
Property Size3,640 SF
Price / SF$94.78
Days on Market4
Property Features for 5408 CARLISLE PIKE
General Information
Standard status
Active
Size
3,640 SF
Property subtype
Triplex
Occupancy
100%
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1.5BA, 1 x 3BR/2BA
Multifamily Units
3
Additional Details
Road Access
Yes
Building Details
Year Built
1830
Tenancy
Multi
Listing Agency:
Keller Williams Keystone Realty
(717) 634-5921
Listed By:
Amber Crawford · License #RS344001
(717) 968-8236
Source:
Cummingsrealtors
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 21 at 6:16AM
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 Keller Williams Keystone Realty
Investment Insights
Based on property information with market context.
This tenant-occupied triplex contains approximately 3,640 square feet across three two-story residences, each accessed through its own private entrance. The unit mix includes one two-bedroom, one-bath residence; one three-bedroom residence with 1.5 baths; and one three-bedroom residence with two full baths. Unit 3 includes updated living space, central air, and garage access.
The property is positioned along Carlisle Pike with access to New Oxford, Hanover, Gettysburg, and surrounding areas. All three units are currently occupied, providing an established multifamily configuration for continued rental use.
The property is positioned along Carlisle Pike with access to New Oxford, Hanover, Gettysburg, and surrounding areas. All three units are currently occupied, providing an established multifamily configuration for continued rental use.
Key Highlights
- Three‑unit multifamily property with approximately 3,640 square feet of living space
- All three units are currently occupied
- Unit mix includes 2‑bedroom, 3‑bedroom, and 3‑bedroom residences
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
$16,791
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
4.87%
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%
$335,820
$335.8K
Cap Rate 7%
$239,871
$239.9K
Cap Rate 9%
$186,567
$186.6K
Market Conditions
NOI Build-Up for 3,640 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
$25.3K $6.96/SF
− Vacancy
−$1.3K −$0.37/SF
EGI
$24.0K $6.59/SF
− OpEx
−$7.2K −$1.98/SF
NOI
$16.8K $4.61/SF
Area
Adams County, PA
Vacancy
5.32%
Lease Rate
$6.96 /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%
$335,820
Cap Rate 7%
$239,871
Cap Rate 9%
$186,567
Alternative Uses
Best Use
Multifamily LT 5
$239.9K
$209.9K – $279.9K
NOI $16,791 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$220.3K
$192.8K – $257.0K
NOI $15,421 @ 7.0% cap · market cap 4.47%
Theoretical Best
Specialty Retail
$670.4K
$586.6K – $782.2K
NOI $46,929 @ 7.0% cap · market cap 13.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Explore this area
Business Placement
Demographics for 17350, PA
13,391
Population
5,600
Households
2.4
Avg Household Size
44
Median Age
21%
College-Educated
87%
High-School Grad
44.3 sq mi
ZIP Area
302
Density / Sq Mi
$78,976
Median Household Income
$41,797
Median Earnings
$1,237
Median Rent
$234,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Three occupied two-story residences provide separate entrances and varied bedroom and bath configurations.
Where is this triplex located?
The property is located at 5408 CARLISLE PIKE New Oxford, PA.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: Three‑unit multifamily property with approximately 3,640 square feet of living space; All three units are currently occupied; Unit mix includes 2‑bedroom, 3‑bedroom, and 3‑bedroom residences
