Building Details

Year Built 2010

Tenancy Multi

Listing Agency: One Valley Realty LLC

Listed By: Therese Kelley · License #RS344310 Show Phone

Source: Soldbypattie

Added: Jul 21 Changed: Oct 26 Last Checked: Oct 26 at 5:50PM

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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 One Valley Realty LLC

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Investment Insights

Based on property information with market context.

This fully occupied, income-producing apartment complex includes three buildings totaling approximately 11,000 square feet and features 10 units. Each unit offers a 2-bedroom layout with 1.5 bathrooms, and several units include finished basements for additional usable space.

The property is located at 117 S Main St, Watsontown, PA 17777. The landlord currently covers water, sewer, trash, snow removal, and lawn care, helping support consistent maintenance and tenant convenience.

All units are leased, providing immediate occupancy for investors. Proof of funds is required prior to scheduling showings.

Key Highlights

• Three‑building multi‑unit apartment complex with 10 units totaling about 11,000 SF
• Built in 2010
• All units are fully leased at $1,100 per month for stable rental income

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$77,409

Cap Rate

4.07%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,548,180 $1.5M

Cap Rate 7%

$1,105,843 $1.1M

Cap Rate 9%

$860,100 $860.1K

Is this asking price fair?

Market Conditions

NOI Build-Up for 11,200 SF

Gross rent

$150.5K $13.44/SF

− Vacancy

−$9.8K −$0.87/SF

EGI

$140.7K $12.57/SF

− OpEx

−$63.3K −$5.65/SF

NOI

$77.4K $6.91/SF

Area

Northumberland County, PA

Vacancy

6.50%

Lease Rate

$13.44 /SF/Yr

Expense Ratio

45.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,548,180

Cap Rate 7%

$1,105,843

Cap Rate 9%

$860,100

Alternative Uses

Best Use

Apartment 5plus

$1.11M

$967.6K – $1.29M (±1% cap)

NOI $77,409 @ 7.0% cap · market cap 4.07%

Second Best

—

—

no second resolved use

Theoretical Best

Warehouse

$13.63M

$11.92M – $15.90M (±1% cap)

NOI $953,965 @ 7.0% cap · market cap 50.21%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Lease Details

10

Residential units

100%

Occupancy

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

107

Businesses Nearby

Explore this area Business Placement

Demographics for 17777, PA

6,769

Population

2,849

Households

2.4

Avg Household Size

45

Median Age

19%

College-Educated

84%

High-School Grad

36.9 sq mi

ZIP Area

183

Density / Sq Mi

$59,125

Median Household Income

$36,274

Median Earnings

$832

Median Rent

$195,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Frequently Asked Questions

What type of property is this?

Apartment building - Three-building apartment complex with 10 units, fully occupied and leased, with additional finished basement space in some units.

Where is this apartment building located?

The property is located at 117 S Main St Watsontown, PA.

What is the asking price?

The asking price for this property is $1,900,000.

What are key features of this property?

This property features: Three‑building multi‑unit apartment complex with 10 units totaling about 11,000 SF; Built in 2010; All units are fully leased at $1,100 per month for stable rental income