Six-Unit Apartment
For Sale
$375,000
800 4th St., Ellwood City, PA 16117
CommercialSale, Ellwood City, PA
Property Size4,548 SF
Lot Size0.09 Acres
Price / SF$82.45
Days on Market178
Property Features for 800 4th St.
General Information
Property type
Commercial Sale
Property subtype
Apartment
Zoning
C1
Zoning description
C1
Parking
8
Subdivision
Ellwood City - BEA
Standard status
Active
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
4115
Amenities
laundry facility
Building Details
Year built
1926
Listing Agency:
EXP REALTY LLC
(888) 397-7352
Listed By:
Stephanie Ramer · License #RS299939
(724) 650-5418
Added: Mar 11
Changed: Sep 4
Last Checked: Sep 4 at 3:06PM
MLS# 1743245
Copyright © 2026 West Penn Multi List, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This six-unit apartment building contains 4,548 square feet and offers a mix of four one-bedroom, one-bath units and two two-bedroom, one-bath units. Five apartments are currently rented, while one unit is vacant. A laundry facility is located on the lower level, and the property includes off-street parking.
Built in 1926, the property sits on a 0.09-acre lot at 800 4th St. in Ellwood City, Pennsylvania. The property is zoned C1 and is located in Beaver County.
Built in 1926, the property sits on a 0.09-acre lot at 800 4th St. in Ellwood City, Pennsylvania. The property is zoned C1 and is located in Beaver County.
Key Highlights
- Six‑unit apartment building with 4,548 square feet
- Unit mix includes 4 one‑bedroom units and 2 two‑bedroom units
- 5 units currently rented with 1 vacancy
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
$27,916
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
7.44%
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%
$558,320
$558.3K
Cap Rate 7%
$398,800
$398.8K
Cap Rate 9%
$310,178
$310.2K
Market Conditions
NOI Build-Up for 4,548 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
$54.6K $12.00/SF
− Vacancy
−$3.8K −$0.84/SF
EGI
$50.8K $11.16/SF
− OpEx
−$22.8K −$5.02/SF
NOI
$27.9K $6.14/SF
Area
Lawrence County, PA
Vacancy
7.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$558,320
Cap Rate 7%
$398,800
Cap Rate 9%
$310,178
Alternative Uses
Best Use
Apartment 5plus
$398.8K
$349.0K – $465.3K
NOI $27,916 @ 7.0% cap · market cap 7.44%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$5.52M
$4.83M – $6.44M
NOI $386,681 @ 7.0% cap · market cap 103.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
498
Businesses Nearby
Explore this area
Business Placement
Demographics for 16117, PA
16,459
Population
7,995
Households
2.1
Avg Household Size
45
Median Age
25%
College-Educated
94%
High-School Grad
36.4 sq mi
ZIP Area
452
Density / Sq Mi
$69,982
Median Household Income
$45,129
Median Earnings
$856
Median Rent
$143,000
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?
Apartment building - Apartment property with a mixed one- and two-bedroom layout, on-site laundry, and off-street parking.
Where is this apartment building located?
The property is located at 800 4th St. Ellwood City, PA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Six‑unit apartment building with 4,548 square feet; Unit mix includes 4 one‑bedroom units and 2 two‑bedroom units; 5 units currently rented with 1 vacancy
