Historic Downtown Mixed-Use
For Sale
Contact for pricing
Pending
55 E Main St, Lititz, PA 17543
Historic building offers three commercial tenant spaces and an on-site parking lot for 8–10 vehicles.
Property Size3,360 SF
Days on Market157
Property Features for 55 E Main St
General Information
Standard status
Pending
Size
3,360 SF
Property subtype
Office, Retail
Zoning
Commercial
Occupancy
66%
Investment Type
Owner/User
Building Details
Year Built
1766
Buildings
1
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
PPM Real Estate
Listed By:
Corinn Kirchner · License #RM425642
(814) 426-2124
Source:
Crexi
Added: Apr 1
Changed: Aug 8
Last Checked: Jul 25 at 1:37PM
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 PPM Real Estate
Investment Insights
Based on property information with market context.
A historic building at 55–57 E Main Street is configured for three commercial tenant spaces. The second floor is currently owner-occupied and will be delivered vacant at settlement, supporting either an owner-user scenario or additional leasing. On the first floor, two storefronts are leased to retailers.
The property includes an on-site parking lot sized for 8–10 vehicles. Showings commence April 13, 2026, and the seller prefers settlement in July.
In addition to the existing three-space configuration, the property is noted as having potential for more than three tenants based on the current setup. Please see the brochure for additional property and lease information.
The property includes an on-site parking lot sized for 8–10 vehicles. Showings commence April 13, 2026, and the seller prefers settlement in July.
In addition to the existing three-space configuration, the property is noted as having potential for more than three tenants based on the current setup. Please see the brochure for additional property and lease information.
Key Highlights
- Historic building built in 1766 at 55–57 E Main St in downtown Lititz, PA
- Configured for 3 commercial tenant spaces with income‑producing first‑floor storefronts
- Second floor is owner‑occupied and will be delivered vacant at settlement for an owner‑user or leasing upside
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
$55,628
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
6.01%
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%
$1,112,560
$1.1M
Cap Rate 7%
$794,686
$794.7K
Cap Rate 9%
$618,089
$618.1K
Market Conditions
NOI Build-Up for 3,360 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
$86.3K $25.68/SF
− Vacancy
−$12.1K −$3.61/SF
EGI
$74.2K $22.07/SF
− OpEx
−$18.5K −$5.52/SF
NOI
$55.6K $16.56/SF
Area
Lancaster County, PA
Vacancy
14.04%
Lease Rate
$25.68 /SF/Yr
Expense Ratio
25.00%
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%
$1,112,560
Cap Rate 7%
$794,686
Cap Rate 9%
$618,089
Alternative Uses
Best Use
Office B
$794.7K
$695.4K – $927.1K
NOI $55,628 @ 7.0% cap · market cap 6.01%
Second Best
Retail
$564.9K
$494.3K – $659.0K
NOI $39,542 @ 7.0% cap · market cap 4.27%
Theoretical Best
Office A
$1.13M
$985.2K – $1.31M
NOI $78,817 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
681
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17543, PA
45,320
Population
18,762
Households
2.4
Avg Household Size
45
Median Age
40%
College-Educated
93%
High-School Grad
66.0 sq mi
ZIP Area
687
Density / Sq Mi
$94,609
Median Household Income
$53,146
Median Earnings
$1,347
Median Rent
$321,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Hendrick's Flower Shop — 322 S Spruce St, Lititz, PA 17543
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- Wenger's Greenhouse — Lititz, PA 17543
Frequently Asked Questions
What type of property is this?
Storefront property - Historic building offers three commercial tenant spaces and an on-site parking lot for 8–10 vehicles.
Where is this storefront property located?
The property is located at 55 E Main St Lititz, PA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Historic building built in 1766 at 55–57 E Main St in downtown Lititz, PA; Configured for 3 commercial tenant spaces with income‑producing first‑floor storefronts; Second floor is owner‑occupied and will be delivered vacant at settlement for an owner‑user or leasing upside
