Convertible Residential
For Sale
$275,000
1268 Wyoming Avenue, Forty Fort, PA 18704
Multi-Family, Forty Fort, PA
Property Size3,225 SF
Lot Size0.21 Acres
Price / SF$85.27
Days on Market74
Property Features for 1268 Wyoming Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Commercial
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 3, Basement, Bedroom 1
Parking features
Off Street
Exterior features
Aluminum
Basement
Full
Elementary school district
Wyoming Valley West
Middle school district
Wyoming Valley West
High school district
Wyoming Valley West
Directions
Wyoming Ave, Forty Fort across from Boro Building. To access rear parking turn on Bedford St, then right onto Mack. Garage on right, at the bend in the road.
Subdivision
Kingston-Forty Fort-Swoyersville
Standard status
Active
APN
21-F10SW4-009-011-000
Size
3,225 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3383
Utilities
Heating system
Electric (Heating), Baseboard, Hot Water(Heating)
Water source
Public
Building Details
Roof type
Shingle
Listing Agency:
Antonik & Associates, Inc. Nanticoke
(570) 735-7494
Listed By:
Terry Lin Solomon-August · License #RS221172L
(570) 947-9904
Added: Jun 29
Changed: Sep 9
Last Checked: Sep 10 at 3:06AM
MLS# 26-1304
Copyright © 2026 Luzerne County Association of REALTORS®. 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 property is currently set up as a single-family home but is described as easily convertible to a duplex. The configuration includes two entrances into each unit, and two kitchens and a bath for each unit are already in place. A finished basement provides additional living space.
The property is zoned commercial, which may support a wider range of uses compared with residential-only zoning. It is located at 1268 Wyoming Avenue in Forty Fort, PA 18704, within Luzerne County.
With its existing multi-unit-ready layout features and finished basement, the property’s core improvements are already aligned with a duplex conversion approach.
The property is zoned commercial, which may support a wider range of uses compared with residential-only zoning. It is located at 1268 Wyoming Avenue in Forty Fort, PA 18704, within Luzerne County.
With its existing multi-unit-ready layout features and finished basement, the property’s core improvements are already aligned with a duplex conversion approach.
Key Highlights
- Set up as a single‑family home but could be easily converted into a duplex with two entrances into each unit
- Commercial zoning with two kitchens and two bathrooms already in place for each unit
- Finished basement provides additional living space
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
$24,138
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
8.78%
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%
$482,760
$482.8K
Cap Rate 7%
$344,829
$344.8K
Cap Rate 9%
$268,200
$268.2K
Market Conditions
NOI Build-Up for 3,225 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
$47.6K $14.76/SF
− Vacancy
−$3.7K −$1.15/SF
EGI
$43.9K $13.61/SF
− OpEx
−$19.7K −$6.12/SF
NOI
$24.1K $7.48/SF
Area
Luzerne County, PA
Vacancy
7.80%
Lease Rate
$14.76 /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%
$482,760
Cap Rate 7%
$344,829
Cap Rate 9%
$268,200
Alternative Uses
Best Use
Multifamily LT 5
$371.8K
$325.3K – $433.8K
NOI $26,027 @ 7.0% cap · market cap 9.46%
Second Best
Apartment 5plus
$344.8K
$301.7K – $402.3K
NOI $24,138 @ 7.0% cap · market cap 8.78%
Theoretical Best
Office A
$1.02M
$894.0K – $1.19M
NOI $71,518 @ 7.0% cap · market cap 26.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
386
Businesses Nearby
Explore this area
Business Placement
Demographics for 18704, PA
31,138
Population
14,531
Households
2.1
Avg Household Size
43
Median Age
29%
College-Educated
95%
High-School Grad
10.1 sq mi
ZIP Area
3,083
Density / Sq Mi
$62,907
Median Household Income
$39,349
Median Earnings
$935
Median Rent
$154,600
Median Home Value
Check the figures for this property
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 - Single-family setup with two separate entrances per unit, already plumbed for dual kitchens and baths.
Where is this duplex located?
The property is located at 1268 Wyoming Avenue Forty Fort, PA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Set up as a single‑family home but could be easily converted into a duplex with two entrances into each unit; Commercial zoning with two kitchens and two bathrooms already in place for each unit; Finished basement provides additional living space
