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    Historic Apartment Building with In-Unit Laundry Title is generated by Realmo AI

    84-86 W MAIN Street, Adamstown, PA 19501

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    Claim this Listing
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    For Sale
    $1,100,000

    MULTI_FAMILY - Federal - ADAMSTOWN, PA

    Property size:
    6,752 SF
    Lot size:
    3.70 Acres
    Price / SF:
    $162/SF
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 7:06 am

    Property Features for 84-86 W MAIN Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Rooms
    Basement
    Parking
    14
    Parking features
    Off Street, On Street, Parking Lot, Garage - Detached, Driveway
    Appliances
    Dryer - Electric, Oven/Range - Electric, Refrigerator, Washer, WaterHeater
    Standard status
    Active
    Size
    6,752 SF
    Lot size
    3.70 Acres

    Taxes and HOA fees

    Tax Annual Amount
    11038

    Utilities

    Heating system
    Baseboard, Heat Pump (Heating), Electric (Heating)
    Cooling system
    Window Unit(s), Heat Pump

    Building Details

    Year built
    1827
    Number of units
    4
    Building materials
    Stone, Masonry
    Architectural style
    Federal

    We can help!

    Listing Contact
    Wayne Eichfeld

    Listing agent Wayne Eichfeld License #AB050017L

    Listing office Berkshire Hathaway HomeServices Homesale Realty 5 Old Mill Road, Lancaster, PA

    Listing date Jun 4, 2026

    MLS# PALA2089532 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Federal‑style sandstone building built in 1827 and on the National Register of Historic Places
    • Currently configured as a 5‑unit building; each unit includes a washer/dryer, oven/range, and refrigerator
    • Zoned R‑3; may be possible to add 12 additional units with a Special Exception
    • Heating includes baseboard, heat pump (heating), and electric heating; Units 1, 2, 3, and 5 have heat pumps
    • Cooling includes window unit(s) and heat pump; Unit 4 has electric baseboard and window A/C
    • Tenants pay electric; parking includes off‑street, on‑street, driveway, parking lot, and a detached garage

    Overview

    Built in 1827 as a general store and residence, this Federal-style sandstone apartment building is listed on the National Register of Historic Places. The property totals five residential units. Each unit includes a washer/dryer and a refrigerator. Tenant electric is paid by the tenants. Heating and cooling are split by unit type: units 1, 2, 3, and 5 include heat pumps, while unit 4 uses electric baseboard heat and window air conditioning.

    Located at 84-86 W Main Street in Adamstown, Pennsylvania, the building sits on a 3.7-acre lot. The property is zoned R-3, and the information provided indicates it may be possible to add 12 additional units via a Special Exception.

    For investors or operators seeking a small, fully residential income asset, the existing unit amenities include both laundry and refrigeration in each unit, which can support day-to-day tenant convenience. The property’s historic status and R-3 zoning should also be considered in planning for any potential expansion discussed in the Special Exception context. Please note the system note included with the listing indicates total building units are five, not four.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $121.5k $18.00
    − Vacancy −$608 −$0.09
    EGI $120.9k $17.91
    − OpEx −$54.4k −$8.06
    NOI $66.5k $9.85
    6,752 SF · lease $18.00/SF/yr · vacancy 0.50% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $950.2K
    $831.4K – $1.11M (±1% cap)
    NOI $66,511 @ 7.0% cap · market cap 6.05%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $2.26M
    $1.98M – $2.64M (±1% cap)
    NOI $158,384 @ 7.0% cap · market cap 14.40%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Pharmacy Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Adamstown
    County
    Lancaster
    State
    Pennsylvania
    Longitude
    -76.05816
    Latitude
    40.24382

    FAQs

    What type of property is this?
    Apartment building - Federal-style sandstone apartment building on the National Register with in-unit washer/dryer and refrigerators in every unit.
    Where is this apartment building located?
    The property is located at 84-86 W MAIN Street Adamstown, PA.
    What is the asking price?
    The asking price for this property is $1,100,000.
    What are key features of this property?
    This property features: Federal‑style sandstone building built in 1827 and on the National Register of Historic Places; Currently configured as a 5‑unit building; each unit includes a washer/dryer, oven/range, and refrigerator; Zoned R‑3; may be possible to add 12 additional units with a Special Exception
    (717) 203-1527
    We can help!
    Listing Contact
    Wayne Eichfeld
    Real Estate License ID: AB050017L
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    84-86 W MAIN Street, ADAMSTOWN, PA 19501
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