Brick 4-Unit Residential Income
For Sale
$649,500
108 Oak Drive, Saxonburg, PA 16056
Well-maintained brick quadplex on 1.6 acres with 12 paved off-street parking spaces and on-site laundry.
Property Size3,770 SF
Days on Market76
Property Features for 108 Oak Drive
General Information
Standard status
Active
Size
3,770 SF
Property subtype
MultiFamily Apartments
Building Details
Building Size
3,770 SF
Year Built
1998
Listing Agency:
BERKSHIRE HATHAWAY HOME SERVICES
Listed By:
Sharon Scheidemantle · License #AB065471
(412) 780-3600
Source:
Thebrokerlist
Added: Jun 22
Changed: Sep 2
Last Checked: Sep 5 at 3:35AM
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 BERKSHIRE HATHAWAY HOME SERVICES
Investment Insights
Based on property information with market context.
Well-maintained brick 4-unit residential income property situated on 1.6 acres with room for future expansion. Each unit is configured with two bedrooms, a kitchen, a full bath, and generously sized living areas, along with large closets. The property includes outdoor patios or decks with front and rear entrances, motion-sensor lighting, on-site commercial laundry, upgraded appliances, and newer carpeting. Tenants also benefit from two dedicated storage units, and the building is supported by a geothermal HVAC system described as a $100,000 installation.
The property is located at the base of the Glenn Forest Community, surrounded by newer homes, and is positioned just minutes from local shops, dining, gas, and Knoch Schools (South Butler). Access is supported by 12 paved off-street parking spaces.
This quadplex presents a practical, efficient multifamily configuration with multiple exterior entry points, dedicated storage, and laundry onsite.
The property is located at the base of the Glenn Forest Community, surrounded by newer homes, and is positioned just minutes from local shops, dining, gas, and Knoch Schools (South Butler). Access is supported by 12 paved off-street parking spaces.
This quadplex presents a practical, efficient multifamily configuration with multiple exterior entry points, dedicated storage, and laundry onsite.
Key Highlights
- Well‑maintained brick 4‑unit (quadplex) investment property built in 1998.
- 1.6‑acre lot with room for future expansion.
- Each unit has 2 bedrooms, full bath, kitchen, large closets, and generous living areas.
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
$38,081
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
5.86%
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%
$761,620
$761.6K
Cap Rate 7%
$544,014
$544.0K
Cap Rate 9%
$423,122
$423.1K
Market Conditions
NOI Build-Up for 3,770 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
$58.8K $15.60/SF
− Vacancy
−$4.4K −$1.17/SF
EGI
$54.4K $14.43/SF
− OpEx
−$16.3K −$4.33/SF
NOI
$38.1K $10.10/SF
Area
Butler County, PA
Vacancy
7.50%
Lease Rate
$15.60 /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%
$761,620
Cap Rate 7%
$544,014
Cap Rate 9%
$423,122
Alternative Uses
Best Use
Multifamily LT 5
$544.0K
$476.0K – $634.7K
NOI $38,081 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$474.7K
$415.4K – $553.8K
NOI $33,229 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$960.3K
$840.2K – $1.12M
NOI $67,219 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
39
Businesses Nearby
Explore this area
Business Placement
Demographics for 16056, PA
4,779
Population
2,101
Households
2.3
Avg Household Size
51
Median Age
30%
College-Educated
96%
High-School Grad
21.0 sq mi
ZIP Area
228
Density / Sq Mi
$73,527
Median Household Income
$44,977
Median Earnings
$886
Median Rent
$269,600
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 - Well-maintained brick quadplex on 1.6 acres with 12 paved off-street parking spaces and on-site laundry.
Where is this quadplex located?
The property is located at 108 Oak Drive Saxonburg, PA.
What is the asking price?
The asking price for this property is $649,500.
What are key features of this property?
This property features: Well‑maintained brick 4‑unit (quadplex) investment property built in 1998.; 1.6‑acre lot with room for future expansion.; Each unit has 2 bedrooms, full bath, kitchen, large closets, and generous living areas.
