Three-Unit Residential
For Sale
$299,000
109 DOUGLASS STREET, Reading, PA 19601
Triplex with separate electric service, varied unit layouts, and a covered porch on the first floor.
Property Size2,488 SF
Price / SF$120.18
Days on Market11
Property Features for 109 DOUGLASS STREET
General Information
Standard status
Active
Size
2,488 SF
Property subtype
Triplex
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
3
Additional Details
Public Transit
Yes
Building Details
Year Built
1900
Listing Agency:
Iron Valley Real Estate of Berks
(484) 450-8771
Listed By:
Lizeth Alanis · License #RS352024
(484) 650-8318
Source:
Cummingsrealtors
Added: Sep 17
Changed: Sep 26
Last Checked: Sep 26 at 9:43AM
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 Iron Valley Real Estate of Berks
Investment Insights
Based on property information with market context.
This 1900-built triplex includes three residential units with distinct layouts. The first-floor residence offers three bedrooms, one bathroom, an eat-in kitchen, a spacious living room, substantial closet storage, and a covered porch. The second-floor unit has two bedrooms, one bathroom, an eat-in kitchen, and closet space, while the third-floor unit provides one bedroom, one bathroom, and an eat-in kitchen.
Each apartment has its own electric service. Tenants are responsible for their individual electric and electric heat, while ownership pays for water, gas hot water, and electricity serving the shared hallway and stairways. Units 1 and 3 are occupied under leases, and Unit 2 is expected to be vacant before settlement. The property is near Reading Historic District, schools, public transportation, restaurants, shopping, and major routes.
Each apartment has its own electric service. Tenants are responsible for their individual electric and electric heat, while ownership pays for water, gas hot water, and electricity serving the shared hallway and stairways. Units 1 and 3 are occupied under leases, and Unit 2 is expected to be vacant before settlement. The property is near Reading Historic District, schools, public transportation, restaurants, shopping, and major routes.
Key Highlights
- Three‑unit residential property built in 1900
- Unit 1 includes 3 bedrooms, 1 bathroom, an eat‑in kitchen, covered porch, and large living room
- Unit 2 offers 2 bedrooms, 1 bathroom, an eat‑in kitchen, and closet space
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
$24,528
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
8.20%
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%
$490,560
$490.6K
Cap Rate 7%
$350,400
$350.4K
Cap Rate 9%
$272,533
$272.5K
Market Conditions
NOI Build-Up for 2,488 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
$36.4K $14.64/SF
− Vacancy
−$1.4K −$0.56/SF
EGI
$35.0K $14.08/SF
− OpEx
−$10.5K −$4.23/SF
NOI
$24.5K $9.86/SF
Area
Berks County, PA
Vacancy
3.80%
Lease Rate
$14.64 /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%
$490,560
Cap Rate 7%
$350,400
Cap Rate 9%
$272,533
Alternative Uses
Best Use
Multifamily LT 5
$350.4K
$306.6K – $408.8K
NOI $24,528 @ 7.0% cap · market cap 8.20%
Second Best
Apartment 5plus
$306.3K
$268.0K – $357.3K
NOI $21,439 @ 7.0% cap · market cap 7.17%
Theoretical Best
Office A
$408.4K
$357.4K – $476.5K
NOI $28,590 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
775
Businesses Nearby
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Business Placement
Demographics for 19601, PA
35,477
Population
14,024
Households
2.5
Avg Household Size
34
Median Age
12%
College-Educated
73%
High-School Grad
3.8 sq mi
ZIP Area
9,336
Density / Sq Mi
$41,133
Median Household Income
$30,433
Median Earnings
$986
Median Rent
$110,700
Median Home Value
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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?
Triplex - Triplex with separate electric service, varied unit layouts, and a covered porch on the first floor.
Where is this triplex located?
The property is located at 109 DOUGLASS STREET Reading, PA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Three‑unit residential property built in 1900; Unit 1 includes 3 bedrooms, 1 bathroom, an eat‑in kitchen, covered porch, and large living room; Unit 2 offers 2 bedrooms, 1 bathroom, an eat‑in kitchen, and closet space
