Remodeled Duplex with
For Sale
$269,900
104 E High St, Union City, PA 16438
Two move-in-ready units feature appliances, laundry, updated kitchens and baths, and ample parking near downtown Union City.
Property Size3,000 SF
Price / SF$89.97
Days on Market13
Property Features for 104 E High St
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,113
Amenities
laundry
storage
Listing Agency:
RE/MAX Real Estate Group East
(814) 323-5566
Listed By:
Paul Kitchen · License #RS196103L
(814) 323-5566
Source:
Exprealty
Added: Jul 31
Changed: Aug 12
Last Checked: Aug 12 at 6:46AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Real Estate Group East
Investment Insights
Based on property information with market context.
This 3,000-square-foot duplex contains two move-in-ready units with an open-concept layout. Both units include appliances, laundry, updated kitchens and baths, vinyl siding, and a metal roof. Plumbing and electrical systems have also been updated.
The property includes ample parking and sits on a large lot near downtown Union City. A lower level adds practical utility with storage or workshop space and an overhead door, supporting flexible use beyond the residential units.
The property includes ample parking and sits on a large lot near downtown Union City. A lower level adds practical utility with storage or workshop space and an overhead door, supporting flexible use beyond the residential units.
Key Highlights
- Two‑unit duplex totaling 3,000 square feet
- Both units are move‑in ready with appliances and laundry
- Updated kitchens, baths, plumbing, and electrical systems
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
$20,606
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
7.63%
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%
$412,120
$412.1K
Cap Rate 7%
$294,371
$294.4K
Cap Rate 9%
$228,956
$229.0K
Market Conditions
NOI Build-Up for 3,000 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
$30.6K $10.20/SF
− Vacancy
−$1.2K −$0.39/SF
EGI
$29.4K $9.81/SF
− OpEx
−$8.8K −$2.94/SF
NOI
$20.6K $6.87/SF
Area
Erie County, PA
Vacancy
3.80%
Lease Rate
$10.20 /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%
$412,120
Cap Rate 7%
$294,371
Cap Rate 9%
$228,956
Alternative Uses
Best Use
Multifamily LT 5
$294.4K
$257.6K – $343.4K
NOI $20,606 @ 7.0% cap · market cap 7.63%
Second Best
Apartment 5plus
$263.4K
$230.5K – $307.3K
NOI $18,438 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$744.3K
$651.2K – $868.3K
NOI $52,099 @ 7.0% cap · market cap 19.30%
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
224
Businesses Nearby
Explore this area
Business Placement
Demographics for 16438, PA
7,504
Population
4,146
Households
1.8
Avg Household Size
44
Median Age
17%
College-Educated
90%
High-School Grad
102.4 sq mi
ZIP Area
73
Density / Sq Mi
$60,559
Median Household Income
$35,208
Median Earnings
$743
Median Rent
$134,400
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?
Duplex - Two move-in-ready units feature appliances, laundry, updated kitchens and baths, and ample parking near downtown Union City.
Where is this duplex located?
The property is located at 104 E High St Union City, PA.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,000 square feet; Both units are move‑in ready with appliances and laundry; Updated kitchens, baths, plumbing, and electrical systems
