Triplex With Flexible Lower
New
For Sale
$330,000
74-76 S Main Street, Ashley, PA 18706
Multi-Family, Ashley, PA
Property Size2,200 SF
Lot Size0.10 Acres
Price / SF$150
Days on Market5
Property Features for 74-76 S Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Commercial
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 4, Bedroom 5, Bedroom 2, Basement, Bedroom 1, Bedroom 6
Parking features
On Street
Exterior features
Stucco, Vinyl
Basement
Unfinished
Elementary school district
Hanover
Middle school district
Hanover
High school district
Hanover
Directions
Main St in Ashley across the Family Dollar Discount store.
Subdivision
Ashley-Nanticoke-Hanover Twp
Standard status
Active
APN
J9NE1-011-022 & J9NE1-011-22A
Size
2,200 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
3181
Utilities
Heating system
Baseboard, Hot Water(Heating), Electric (Heating)
Water source
Public
Building Details
Roof type
Shingle
Listing Agency:
Classic Properties - Mountaintop · Century 21 Real Estate
(570) 474-6307
Listed By:
Alfred Clemonts
(570) 371-9381
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 24 at 2:06AM
MLS# 26-4242
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 2200-square-foot triplex contains two residential units, each configured with 3 bedrooms and 1 bathroom. The lower level provides multipurpose space identified for business use or potential conversion into a third residential unit. Exterior materials include stucco and vinyl, while hot-water, electric, and baseboard heating systems are present. The building has a shingle roof and public water service.
Located at 74-76 S Main Street in Ashley, Pennsylvania, the property occupies 0.1001 acres and carries Commercial zoning. Parking is available on the street. The configuration combines two established residential units with additional lower-level space that offers a distinct use option within the three-unit layout.
Located at 74-76 S Main Street in Ashley, Pennsylvania, the property occupies 0.1001 acres and carries Commercial zoning. Parking is available on the street. The configuration combines two established residential units with additional lower-level space that offers a distinct use option within the three-unit layout.
Key Highlights
- Three‑unit building with 2200 square feet of property size
- Two residential units, each with 3 bedrooms and 1 bathroom
- Lower‑level multipurpose area identified for business use or conversion into a 3rd residential unit
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
$21,780
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
6.60%
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%
$435,600
$435.6K
Cap Rate 7%
$311,143
$311.1K
Cap Rate 9%
$242,000
$242.0K
Market Conditions
NOI Build-Up for 2,200 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
$39.6K $18.00/SF
− Vacancy
−$4.8K −$2.16/SF
EGI
$34.8K $15.84/SF
− OpEx
−$13.1K −$5.94/SF
NOI
$21.8K $9.90/SF
Area
Luzerne County, PA
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$435,600
Cap Rate 7%
$311,143
Cap Rate 9%
$242,000
Alternative Uses
Best Use
Mixed Use
$311.1K
$272.3K – $363.0K
NOI $21,780 @ 7.0% cap · market cap 6.60%
Second Best
Multifamily LT 5
$253.6K
$221.9K – $295.9K
NOI $17,755 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$697.0K
$609.8K – $813.1K
NOI $48,787 @ 7.0% cap · market cap 14.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
169
Businesses Nearby
Explore this area
Business Placement
Demographics for 18706, PA
16,338
Population
7,675
Households
2.1
Avg Household Size
43
Median Age
20%
College-Educated
91%
High-School Grad
26.3 sq mi
ZIP Area
621
Density / Sq Mi
$57,546
Median Household Income
$38,381
Median Earnings
$883
Median Rent
$121,900
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?
Triplex - Two three-bedroom residences are paired with a lower-level space suited to business use or residential conversion.
Where is this triplex located?
The property is located at 74-76 S Main Street Ashley, PA.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Three‑unit building with 2200 square feet of property size; Two residential units, each with 3 bedrooms and 1 bathroom; Lower‑level multipurpose area identified for business use or conversion into a 3rd residential unit
