Fully Occupied Coaldale Investment
For Sale
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115 E Ruddle St, Coaldale, PA 18218
Five-unit investment property in Coaldale, PA, with low taxes.
Property Size3,072 SF
Price / SF$115.56
Days on Market182
Property Features for 115 E Ruddle St
General Information
Standard status
Active
Size
3,072 SF
Property subtype
Multifamily
Zoning
Resi
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$32,863
Building Details
Year Built
1925
Buildings
1
Stories
3
Units
5
Listing Agency:
Steel City Realty
(484) 895-9005
Listed By:
Jennifer DeJesus · License #PA RM423820
Source:
Crexi
Added: Feb 10
Changed: Aug 8
Last Checked: Aug 10 at 7:58AM
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 Steel City Realty
Investment Insights
Based on property information with market context.
This is a fully occupied five-unit investment property located in Coaldale Borough. The property consists of two 2-bedroom apartments, two studios, and one 1-bedroom apartment. The building offers a one-car off-street parking spot. The owner has been transitioning utilities to tenant responsibility in phases. Currently, Units 3 and 4 are responsible for all of their own utilities. The landlord is responsible for water, sewer, and trash for Units 1, 2, and 5. The property size is 3072 square feet.
Key Highlights
- Full 5‑unit occupancy provides immediate rental income.
- Investment property opportunity in Coaldale Borough.
- Low property taxes.
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
$16,807
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
4.73%
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%
$336,140
$336.1K
Cap Rate 7%
$240,100
$240.1K
Cap Rate 9%
$186,744
$186.7K
Market Conditions
NOI Build-Up for 3,072 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
$32.4K $10.56/SF
− Vacancy
−$1.9K −$0.61/SF
EGI
$30.6K $9.95/SF
− OpEx
−$13.8K −$4.48/SF
NOI
$16.8K $5.47/SF
Area
Schuylkill County, PA
Vacancy
5.80%
Lease Rate
$10.56 /SF/Yr
Expense Ratio
45.00%
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%
$336,140
Cap Rate 7%
$240,100
Cap Rate 9%
$186,744
Alternative Uses
Best Use
Apartment 5plus
$240.1K
$210.1K – $280.1K
NOI $16,807 @ 7.0% cap · market cap 4.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$460.8K
$403.2K – $537.6K
NOI $32,256 @ 7.0% cap · market cap 9.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
222
Businesses Nearby
Explore this area
Business Placement
Demographics for 18218, PA
2,426
Population
1,118
Households
2.2
Avg Household Size
42
Median Age
11%
College-Educated
86%
High-School Grad
2.2 sq mi
ZIP Area
1,103
Density / Sq Mi
$60,982
Median Household Income
$33,059
Median Earnings
$838
Median Rent
$69,300
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?
Apartment building - Five-unit investment property in Coaldale, PA, with low taxes.
Where is this apartment building located?
The property is located at 115 E Ruddle St Coaldale, PA.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: Full 5‑unit occupancy provides immediate rental income.; Investment property opportunity in Coaldale Borough.; Low property taxes.
