Listing Agency: Howard Hanna Krall Real Estate h***@howardhanna.com Show Phone

Listed By: Jessica Bell · License #RS372147 Show Phone

Source: Exprealty

Added: Aug 26 Changed: Sep 3 Last Checked: Sep 3 at 1:53AM

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Investment Insights

Based on property information with market context.

This duplex contains two separate residential units, with each apartment arranged around 2 bedrooms and 1 full bathroom. The property is currently tenant-occupied, providing an existing rental configuration for a purchaser to evaluate. The combined property size is 2,352 square feet.

Located at 112 Strawberry St in Fredericksburg, PA, the property offers a straightforward two-unit format suited to residential income ownership. Both apartments share the same bedroom and bathroom count, creating a consistent layout across the building.

Key Highlights

• Two‑unit duplex configuration
• Each unit includes 2 bedrooms and 1 full bathroom
• Both units are currently tenant‑occupied

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

$19,396

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

7.76%

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%

$387,920 $387.9K

Cap Rate 7%

$277,086 $277.1K

Cap Rate 9%

$215,511 $215.5K

Market Conditions

NOI Build-Up for 2,352 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

$29.6K $12.60/SF

− Vacancy

−$1.9K −$0.82/SF

EGI

$27.7K $11.78/SF

− OpEx

−$8.3K −$3.53/SF

NOI

$19.4K $8.25/SF

Area

Lackawanna County, PA

Vacancy

6.50%

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%

$387,920

Cap Rate 7%

$277,086

Cap Rate 9%

$215,511

Alternative Uses

Best Use

Multifamily LT 5

$277.1K

$242.5K – $323.3K (±1% cap)

NOI $19,396 @ 7.0% cap · market cap 7.76%

Second Best

Apartment 5plus

$259.0K

$226.7K – $302.2K (±1% cap)

NOI $18,132 @ 7.0% cap · market cap 7.25%

Theoretical Best

Office A

$597.0K

$522.4K – $696.5K (±1% cap)

NOI $41,789 @ 7.0% cap · market cap 16.72%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Two tenant-occupied residential units each provide a two-bedroom, one-bathroom layout.

Where is this duplex located?

The property is located at 112 Strawberry St Fredericksburg, PA.

What is the asking price?

The asking price for this property is $250,000.

What are key features of this property?

This property features: Two‑unit duplex configuration; Each unit includes 2 bedrooms and 1 full bathroom; Both units are currently tenant‑occupied