Lancaster Quadplex with
For Sale
$374,900
Pending
620 East End Avenue, Lancaster, PA 17602
Four-unit residential property with garage space and porch areas in Lancaster’s East End.
Property Size2,687 SF
Days on Market171
Property Features for 620 East End Avenue
General Information
Standard status
Pending
Size
2,687 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Fee Simple
Zoning
RESIDENTIAL
Additional Details
Public Transit
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,730
Amenities
No
2+ Access Exits
No Pool
Above Grade, Below Grade
Fire Escape, Sidewalks
Porch(es)
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Iron Valley Real Estate of Lancaster
(717) 615-7484
Listed By:
Fanny C Castellanos · License #RS306983
(717) 615-7484
Source:
Compass
Added: Mar 13
Changed: Aug 29
Last Checked: Aug 29 at 6:10PM
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 Iron Valley Real Estate of Lancaster
Investment Insights
Based on property information with market context.
This residential income property contains four units within a building constructed in 1900. The improvements include a two-car garage, porch(es), sidewalks, a fire escape, and two or more access exits. The property also includes above-grade and below-grade areas, with no pool reported.
Located at 620 East End Avenue in Lancaster, the property is in the city’s East End and less than 1 mile from a bus stop. The address is within the School District of Lancaster and is associated with McCaskey Campus for high school service.
Located at 620 East End Avenue in Lancaster, the property is in the city’s East End and less than 1 mile from a bus stop. The address is within the School District of Lancaster and is associated with McCaskey Campus for high school service.
Key Highlights
- Four‑unit residential building
- Constructed in 1900
- Two‑car garage
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
$30,014
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
8.01%
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%
$600,280
$600.3K
Cap Rate 7%
$428,771
$428.8K
Cap Rate 9%
$333,489
$333.5K
Market Conditions
NOI Build-Up for 2,687 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
$43.5K $16.20/SF
− Vacancy
−$653 −$0.24/SF
EGI
$42.9K $15.96/SF
− OpEx
−$12.9K −$4.79/SF
NOI
$30.0K $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%
$600,280
Cap Rate 7%
$428,771
Cap Rate 9%
$333,489
Alternative Uses
Best Use
Multifamily LT 5
$428.8K
$375.2K – $500.2K
NOI $30,014 @ 7.0% cap · market cap 8.01%
Second Best
Apartment 5plus
$378.1K
$330.9K – $441.1K
NOI $26,468 @ 7.0% cap · market cap 7.06%
Theoretical Best
Office A
$900.4K
$787.9K – $1.05M
NOI $63,030 @ 7.0% cap · market cap 16.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
985
Businesses Nearby
Explore this area
Business Placement
Demographics for 17602, PA
52,665
Population
19,472
Households
2.7
Avg Household Size
37
Median Age
28%
College-Educated
83%
High-School Grad
24.6 sq mi
ZIP Area
2,141
Density / Sq Mi
$71,752
Median Household Income
$38,469
Median Earnings
$1,272
Median Rent
$250,600
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?
Quadplex - Four-unit residential property with garage space and porch areas in Lancaster’s East End.
Where is this quadplex located?
The property is located at 620 East End Avenue Lancaster, PA.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: Four‑unit residential building; Constructed in 1900; Two‑car garage
