Quadplex With Barn And
For Sale
$649,900
3305 Municipal Drive, Whitehall, PA 18052
ResidentialIncome, Whitehall Twp, PA
Property Size5,479 SF
Lot Size3.00 Acres
Price / SF$118.62
Days on Market513
Property Features for 3305 Municipal Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
OS-1
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 5, Bedroom 1, Bedroom 2, Bathroom 2
Parking
8
Patio and Porch features
Patio
Exterior features
PropaneTankOwned
Subdivision
Not in Development
Elementary school district
Whitehall-Coplay
Middle school district
Whitehall-Coplay
High school district
Whitehall-Coplay
Directions
North on MacArthur Rd. turn right on Municipal Dr. just past township building continue to end of road enters to private property.
Standard status
Active
APN
549920251133001
Size
5,479 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Annual Amount
13783
Utilities
Sewer type
Public Sewer
Heating system
Propane (Heating)
Water source
Public
Building Details
Year built
1840
Floors in Building
2
Number of units
4
Flooring type
Carpet
Building materials
Stucco
Listing Agency:
CENTURY 21 Keim Realtors · Century 21 Real Estate
(610) 395-0393
Listed By:
Loren K. Keim Jr. · License #RB-045762-L
(877) 208-4158
Added: Apr 4, 2025
Changed: Aug 20
Last Checked: Aug 29 at 7:06AM
MLS# 755086
Copyright © 2026 Greater Lehigh Valley 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 quadplex property comprises two homes configured as four income-generating units on a 3-acre parcel. The improvements total 5,479 square feet and include a barn, garage, and shed/workshop. Recent work includes interior and exterior painting, updated appliances and lighting, replacement windows, and a new support system for the barn. The buildings feature stucco construction, carpeted flooring, propane heat, and an owned propane tank.
Located at 3305 Municipal Drive in Whitehall Twp, Pennsylvania, the property is served by public water and public sewer. Zoning is OS-1. Subdivision approval from Whitehall Township is currently in process, and the sale is contingent on final approval. The property was built in 1840 and also includes a patio.
Located at 3305 Municipal Drive in Whitehall Twp, Pennsylvania, the property is served by public water and public sewer. Zoning is OS-1. Subdivision approval from Whitehall Township is currently in process, and the sale is contingent on final approval. The property was built in 1840 and also includes a patio.
Key Highlights
- Four income‑generating units across two homes
- 3‑acre parcel with 5,479 square feet of improvements
- Barn, garage, and shed/workshop included
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
$36,647
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
5.64%
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%
$732,940
$732.9K
Cap Rate 7%
$523,529
$523.5K
Cap Rate 9%
$407,189
$407.2K
Market Conditions
NOI Build-Up for 5,479 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
$56.5K $10.32/SF
− Vacancy
−$4.2K −$0.76/SF
EGI
$52.4K $9.56/SF
− OpEx
−$15.7K −$2.87/SF
NOI
$36.6K $6.69/SF
Area
Lehigh County, PA
Vacancy
7.41%
Lease Rate
$10.32 /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%
$732,940
Cap Rate 7%
$523,529
Cap Rate 9%
$407,189
Alternative Uses
Best Use
Multifamily LT 5
$523.5K
$458.1K – $610.8K
NOI $36,647 @ 7.0% cap · market cap 5.64%
Second Best
Apartment 5plus
$457.2K
$400.1K – $533.5K
NOI $32,007 @ 7.0% cap · market cap 4.92%
Theoretical Best
Mixed Use
$805.7K
$705.0K – $940.0K
NOI $56,399 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
Explore this area
Business Placement
Demographics for 18052, PA
29,317
Population
12,193
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
92%
High-School Grad
12.8 sq mi
ZIP Area
2,290
Density / Sq Mi
$69,499
Median Household Income
$39,491
Median Earnings
$1,387
Median Rent
$247,100
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?
Quadplex - Four income units are distributed across two homes with additional accessory structures.
Where is this quadplex located?
The property is located at 3305 Municipal Drive Whitehall, PA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Four income‑generating units across two homes; 3‑acre parcel with 5,479 square feet of improvements; Barn, garage, and shed/workshop included
