All-Brick Duplex With Paved
For Sale
$349,000
550 UNION SCHOOL ROAD, Mount Joy, PA 17552
Two-unit property with public water and sewer in the Donegal School District.
Property Size1,420 SF
Lot Size0.19 Acres
Price / SF$245.77
Days on Market10
Property Features for 550 UNION SCHOOL ROAD
General Information
Standard status
Active
Size
1,420 SF
Lot size
0.19 Acres
Property subtype
Duplex
Zoning
114
Additional Details
Gross Income
$35,796
Utilities to Site
Yes
Multifamily Units
2
Building Details
Year Built
1951
Buildings
1
Construction
all-brick
Listing Agency:
Berkshire Hathaway HomeServices Homesale Realty
(717) 379-2275
Listed By:
Phillip Lentini · License #RS375054
(717) 379-2275
Source:
Cummingsrealtors
Added: Aug 2
Changed: Aug 11
Last Checked: Aug 11 at 6:40AM
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 Berkshire Hathaway HomeServices Homesale Realty
Investment Insights
Based on property information with market context.
This 1951 all-brick ranch-style duplex contains 1,420 square feet, four bedrooms, and two full bathrooms across its two-unit configuration. The property is designated for two-family residential use under Land Use Code 114 and includes electric baseboard heat. A paved driveway serves the 0.19-acre parcel, providing off-street parking and usable outdoor area.
The home is located at 550 Union School Road in Mount Joy, within the Donegal School District. Public water and sewer support the property’s residential operation. Its two-unit layout can accommodate an income-producing residential arrangement, subject to applicable requirements and approvals.
The home is located at 550 Union School Road in Mount Joy, within the Donegal School District. Public water and sewer support the property’s residential operation. Its two-unit layout can accommodate an income-producing residential arrangement, subject to applicable requirements and approvals.
Key Highlights
- Two‑unit residential property at 550 Union School Road, Mount Joy, PA 17552
- 1,420 sq. ft. with 4 bedrooms and 2 full bathrooms
- All‑brick construction dating to 1951
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
$15,861
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
4.54%
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%
$317,220
$317.2K
Cap Rate 7%
$226,586
$226.6K
Cap Rate 9%
$176,233
$176.2K
Market Conditions
NOI Build-Up for 1,420 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
$23.0K $16.20/SF
− Vacancy
−$345 −$0.24/SF
EGI
$22.7K $15.96/SF
− OpEx
−$6.8K −$4.79/SF
NOI
$15.9K $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%
$317,220
Cap Rate 7%
$226,586
Cap Rate 9%
$176,233
Alternative Uses
Best Use
Multifamily LT 5
$226.6K
$198.3K – $264.4K
NOI $15,861 @ 7.0% cap · market cap 4.54%
Second Best
Apartment 5plus
$199.8K
$174.9K – $233.1K
NOI $13,988 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$475.9K
$416.4K – $555.2K
NOI $33,310 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
117
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 - Two-unit property with public water and sewer in the Donegal School District.
Where is this duplex located?
The property is located at 550 UNION SCHOOL ROAD Mount Joy, PA.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Two‑unit residential property at 550 Union School Road, Mount Joy, PA 17552; 1,420 sq. ft. with 4 bedrooms and 2 full bathrooms; All‑brick construction dating to 1951
