Spacious Ranch Home on
For Sale
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2505 Joppa Rd, York, PA 17403
Ranch home with income potential on over 7 acres.
Property Size5,551 SF
Lot Size7.00 Acres
Price / SF$143.94
Days on Market897
Property Features for 2505 Joppa Rd
General Information
Standard status
Active
Size
5,551 SF
Class
B
Lot size
7.00 Acres
Property subtype
Multifamily
Zoning
commercial office
Investment Type
Owner/User
Building Details
Year Built
1950
Buildings
3
Stories
2
Units
3
Listing Agency:
Coldwell Banker Realty
(717) 757-2717
Listed By:
Frank Messina · License #PA RS358065
Source:
Crexi
Added: Feb 23, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:30AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This ranch-style residence offers expansive living space and seclusion on over 7 acres of land. Located in Dallastown Schools, this property includes an additional dwelling for income production, offering the opportunity to live in one home and rent out the other. The single-story rancher boasts 2570 square feet of living space, featuring 4 bedrooms and 2 full bathrooms. Natural light streams through large windows and skylights, illuminating the interiors characterized by an open-concept floor plan. The family room includes a fireplace. Mature trees envelop the landscape, offering shade and serenity. The property size is 5551 square feet.
Key Highlights
- Income‑producing opportunity with an additional dwelling included.
- Expansive 7+ acre lot offering privacy and various possibilities.
- Located in the desirable Dallastown School District.
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
$55,080
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
6.89%
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%
$1,101,600
$1.1M
Cap Rate 7%
$786,857
$786.9K
Cap Rate 9%
$612,000
$612.0K
Market Conditions
NOI Build-Up for 5,551 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
$83.3K $15.00/SF
− Vacancy
−$4.6K −$0.83/SF
EGI
$78.7K $14.17/SF
− OpEx
−$23.6K −$4.25/SF
NOI
$55.1K $9.92/SF
Area
York County, PA
Vacancy
5.50%
Lease Rate
$15.00 /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%
$1,101,600
Cap Rate 7%
$786,857
Cap Rate 9%
$612,000
Alternative Uses
Best Use
Multifamily LT 5
$786.9K
$688.5K – $918.0K
NOI $55,080 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$730.9K
$639.5K – $852.7K
NOI $51,163 @ 7.0% cap · market cap 6.40%
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,505 @ 7.0% cap · market cap 14.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
428
Businesses Nearby
Explore this area
Business Placement
Demographics for 17403, PA
40,344
Population
16,490
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
89%
High-School Grad
20.6 sq mi
ZIP Area
1,958
Density / Sq Mi
$72,233
Median Household Income
$38,105
Median Earnings
$1,072
Median Rent
$206,900
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 - Ranch home with income potential on over 7 acres.
Where is this duplex located?
The property is located at 2505 Joppa Rd York, PA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Income‑producing opportunity with an additional dwelling included.; Expansive 7+ acre lot offering privacy and various possibilities.; Located in the desirable Dallastown School District.
