Four-Unit Townhome-Style
For Sale
Under Contract
$1,300,000
274 GREENWICH Street, Kutztown, PA 19530
Multi-Family, KUTZTOWN, PA
Property Size7,280 SF
Lot Size0.33 Acres
Price / SF$178.57
Days on Market83
Property Features for 274 GREENWICH Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
22
Parking features
Parking Lot, Off Street
Elementary school district
KUTZTOWN AREA
Middle school district
KUTZTOWN AREA
High school district
KUTZTOWN AREA
Standard status
Active Under Contract
Size
7,280 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
20743
Utilities
Cooling system
Central Air
Building Details
Year built
2012
Number of units
4
Building materials
Vinyl Siding
Listing Agency:
Clear Multifamily LLC
(717) 478-1694
Listed By:
Naomi E Brown · License #RM426301
(717) 819-2825
Added: Jul 1
Changed: Sep 8
Last Checked: Sep 21 at 11:06AM
MLS# PABK2074494
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.
Investment Insights
Based on property information with market context.
This 7,280-square-foot quadplex contains four townhome-style units with a combined 20 bedrooms and 12 bathrooms. Built in 2012, the property features solid wood doors, hard-surface flooring, vinyl siding, central air, and off-street parking with a dedicated parking lot. Each residence is configured with five bedrooms and three bathrooms, and the units are leased collectively to groups while occupants execute separate room leases.
Located at 274 Greenwich Street in Kutztown, the property sits two blocks from Kutztown University's main campus. The upcoming academic year is fully leased, with academic-year terms supporting a defined leasing cycle. The landlord covers utilities and Boro funded internet, subject to an electrical-use cap with resident reimbursement for overages. Semester rent is paid in advance before each term begins.
Located at 274 Greenwich Street in Kutztown, the property sits two blocks from Kutztown University's main campus. The upcoming academic year is fully leased, with academic-year terms supporting a defined leasing cycle. The landlord covers utilities and Boro funded internet, subject to an electrical-use cap with resident reimbursement for overages. Semester rent is paid in advance before each term begins.
Key Highlights
- Four townhome‑style units with a combined 20 bedrooms and 12 bathrooms
- 7,280 square feet on a 0.33‑acre lot
- Built in 2012 with central air and hard‑surface flooring
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
$71,770
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
5.52%
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%
$1,435,400
$1.4M
Cap Rate 7%
$1,025,286
$1.0M
Cap Rate 9%
$797,444
$797.4K
Market Conditions
NOI Build-Up for 7,280 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
$106.6K $14.64/SF
− Vacancy
−$4.1K −$0.56/SF
EGI
$102.5K $14.08/SF
− OpEx
−$30.8K −$4.23/SF
NOI
$71.8K $9.86/SF
Area
Berks County, PA
Vacancy
3.80%
Lease Rate
$14.64 /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%
$1,435,400
Cap Rate 7%
$1,025,286
Cap Rate 9%
$797,444
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$897.1K – $1.20M
NOI $71,770 @ 7.0% cap · market cap 5.52%
Second Best
Apartment 5plus
$896.2K
$784.1K – $1.05M
NOI $62,731 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.20M
$1.05M – $1.39M
NOI $83,656 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
475
Businesses Nearby
Explore this area
Business Placement
Demographics for 19530, PA
14,830
Population
4,921
Households
3
Avg Household Size
30
Median Age
34%
College-Educated
93%
High-School Grad
54.6 sq mi
ZIP Area
272
Density / Sq Mi
$74,138
Median Household Income
$20,122
Median Earnings
$1,158
Median Rent
$265,000
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?
Quadplex - Academic-year leasing near Kutztown University supports a purpose-built residential income property.
Where is this quadplex located?
The property is located at 274 GREENWICH Street Kutztown, PA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Four townhome‑style units with a combined 20 bedrooms and 12 bathrooms; 7,280 square feet on a 0.33‑acre lot; Built in 2012 with central air and hard‑surface flooring
