Tenant-Occupied Duplex
For Sale
$319,900
Pending
632 W MAIN STREET, Palmyra, PA 17078
Fully rented duplex with both units tenant occupied, each offering three bedrooms and one bathroom.
Property Size2,588 SF
Days on Market53
Property Features for 632 W MAIN STREET
General Information
Standard status
Pending
Size
2,588 SF
Property subtype
Duplex
Occupancy
100%
Building Details
Year Built
1951
Tenancy
Multi
Listing Agency:
Keller Williams of Central PA
(717) 761-4300
Listed By:
KARA MANNING · License #RS364912
(717) 434-8825
Source:
Cummingsrealtors
Added: Jul 29
Changed: Sep 18
Last Checked: Sep 18 at 7:17AM
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 of Central PA
Investment Insights
Based on property information with market context.
This tenant-occupied duplex at 632 W Main Street in Palmyra, PA 17078 provides an income-producing residential setup with two separate units. The property is fully rented, with both units already tenant occupied.
Each unit features three bedrooms and one bathroom, supported by a layout designed for practical long-term living. The duplex was built in 1951 and includes a total property size of 2,588.
With existing tenants in place, the property offers immediate occupancy and a straightforward duplex configuration for buyers seeking a residential rental investment.
Each unit features three bedrooms and one bathroom, supported by a layout designed for practical long-term living. The duplex was built in 1951 and includes a total property size of 2,588.
With existing tenants in place, the property offers immediate occupancy and a straightforward duplex configuration for buyers seeking a residential rental investment.
Key Highlights
- Fully rented duplex with both units tenant occupied
- Two‑unit layout; each unit has three bedrooms and one bathroom
- Total property size of 2,588
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
$23,125
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
7.23%
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%
$462,500
$462.5K
Cap Rate 7%
$330,357
$330.4K
Cap Rate 9%
$256,944
$256.9K
Market Conditions
NOI Build-Up for 2,588 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
$35.7K $13.80/SF
− Vacancy
−$2.7K −$1.04/SF
EGI
$33.0K $12.77/SF
− OpEx
−$9.9K −$3.83/SF
NOI
$23.1K $8.94/SF
Area
Lebanon County, PA
Vacancy
7.50%
Lease Rate
$13.80 /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%
$462,500
Cap Rate 7%
$330,357
Cap Rate 9%
$256,944
Alternative Uses
Best Use
Multifamily LT 5
$330.4K
$289.1K – $385.4K
NOI $23,125 @ 7.0% cap · market cap 7.23%
Second Best
Apartment 5plus
$307.0K
$268.6K – $358.2K
NOI $21,491 @ 7.0% cap · market cap 6.72%
Theoretical Best
Office A
$607.5K
$531.5K – $708.7K
NOI $42,522 @ 7.0% cap · market cap 13.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
369
Businesses Nearby
Explore this area
Business Placement
Demographics for 17078, PA
23,496
Population
9,602
Households
2.4
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
30.1 sq mi
ZIP Area
781
Density / Sq Mi
$84,533
Median Household Income
$47,141
Median Earnings
$1,252
Median Rent
$278,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Fully rented duplex with both units tenant occupied, each offering three bedrooms and one bathroom.
Where is this duplex located?
The property is located at 632 W MAIN STREET Palmyra, PA.
What is the asking price?
The asking price for this property is $319,900.
What are key features of this property?
This property features: Fully rented duplex with both units tenant occupied; Two‑unit layout; each unit has three bedrooms and one bathroom; Total property size of 2,588
