2-Unit Duplex with Off-Street
New
For Sale
$272,900
1 Watkins Street, Swoyersville, PA 18704
Multi-Family, Swoyersville, PA
Property Size2,000 SF
Lot Size0.13 Acres
Price / SF$136.45
Days on Market3
Property Features for 1 Watkins Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Multi-Family
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1, Bedroom 4
Exterior features
Vinyl
Elementary school district
Wyoming Valley West
Middle school district
Wyoming Valley West
High school district
Wyoming Valley West
Directions
From Rt 11/Wyoming Ave to left onto Shoemaker St. Left at stop sign onto Watkins, property at end of street on left.
Subdivision
Kingston-Forty Fort-Swoyersville
Standard status
Active
APN
59-F9SE3 -006-008-000
Size
2,000 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Tenants personal property.
Tax Annual Amount
2991
Legal Description
Tenants personal property.
Utilities
Heating system
Hot Water(Heating), Baseboard
Cooling system
Window Unit(s)
Water source
Public
Amenities
backyard
in-unit laundry
Building Details
Year built
1985
Roof type
Shingle
Listing Agency:
Berkshire Hathaway HomeServices Poggi, REALTORS
(570) 283-9100
Listed By:
Cynthia King · License #RS307685
(570) 690-2689
Added: Sep 25
Last Checked: Sep 27 at 1:06PM
MLS# 26-4939
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.
Built in 1985, this duplex contains two residences within 2,000 square feet. Each unit has two bedrooms, one bathroom, a living room, a dining area, and laundry. The property also includes a large backyard and off-street parking. Exterior construction is vinyl, with a shingle roof and public water service.
The 0.1322-acre property is at 1 Watkins Street in Swoyersville, Luzerne County. Zoning is Multi-Family. Heating is provided by hot water and baseboard systems, with window-unit cooling.
The 0.1322-acre property is at 1 Watkins Street in Swoyersville, Luzerne County. Zoning is Multi-Family. Heating is provided by hot water and baseboard systems, with window-unit cooling.
Key Highlights
- Two‑unit duplex with 2,000 square feet of building area
- Each unit has 2 bedrooms, 1 bathroom, living and dining areas, and laundry
- 0.1322‑acre lot with a large backyard and off‑street parking
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
$16,141
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
5.91%
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%
$322,820
$322.8K
Cap Rate 7%
$230,586
$230.6K
Cap Rate 9%
$179,344
$179.3K
Market Conditions
NOI Build-Up for 2,000 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
$25.2K $12.60/SF
− Vacancy
−$2.1K −$1.07/SF
EGI
$23.1K $11.53/SF
− OpEx
−$6.9K −$3.46/SF
NOI
$16.1K $8.07/SF
Area
Luzerne County, PA
Vacancy
8.50%
Lease Rate
$12.60 /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%
$322,820
Cap Rate 7%
$230,586
Cap Rate 9%
$179,344
Alternative Uses
Best Use
Multifamily LT 5
$230.6K
$201.8K – $269.0K
NOI $16,141 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$213.9K
$187.1K – $249.5K
NOI $14,970 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$633.6K
$554.4K – $739.2K
NOI $44,352 @ 7.0% cap · market cap 16.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
316
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 - Each residence includes two bedrooms, a full bath, laundry, and separate living and dining areas.
Where is this duplex located?
The property is located at 1 Watkins Street Swoyersville, PA.
What is the asking price?
The asking price for this property is $272,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,000 square feet of building area; Each unit has 2 bedrooms, 1 bathroom, living and dining areas, and laundry; 0.1322‑acre lot with a large backyard and off‑street parking
