Two-Unit Duplex with Conversion
New
For Sale
$199,000
1211 Main St, Dickson City, PA 18519
Both units are occupied, with the upper residence expected to become available for an owner-occupant or continued rental use.
Property Size1,562 SF
Price / SF$127.40
Days on Market3
Property Features for 1211 Main St
General Information
Standard status
Active
Size
1,562 SF
Property subtype
Multi-Family
Building Details
Year Built
1923
Listing Agency:
EXP Realty LLC
Listed By:
Xiomara Caraballo Mercado · License #RS370253
(570) 851-9475
Source:
Revolvepa
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 2:13AM
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 EXP Realty LLC
Investment Insights
Based on property information with market context.
Built in 1923, this duplex includes two separate units that are currently occupied by tenants. The second-floor unit is anticipated to open up soon, creating flexibility for an owner-occupant while retaining the property's two-unit configuration. The building can also be changed back into a single-family residence.
The property is located at 1211 Main St in Dickson City, near major shopping centers and a newly built hospital. Water, sewer, and gas are paid by the owner. The sale is strictly as-is, with any inspection- or financing-related repairs assigned to the buyer.
The property is located at 1211 Main St in Dickson City, near major shopping centers and a newly built hospital. Water, sewer, and gas are paid by the owner. The sale is strictly as-is, with any inspection- or financing-related repairs assigned to the buyer.
Key Highlights
- Two‑unit duplex built in 1923
- Both units currently have tenants
- Second‑floor unit expected to become vacant soon
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
$12,881
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
6.47%
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%
$257,620
$257.6K
Cap Rate 7%
$184,014
$184.0K
Cap Rate 9%
$143,122
$143.1K
Market Conditions
NOI Build-Up for 1,562 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
$19.7K $12.60/SF
− Vacancy
−$1.3K −$0.82/SF
EGI
$18.4K $11.78/SF
− OpEx
−$5.5K −$3.53/SF
NOI
$12.9K $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%
$257,620
Cap Rate 7%
$184,014
Cap Rate 9%
$143,122
Alternative Uses
Best Use
Multifamily LT 5
$184.0K
$161.0K – $214.7K
NOI $12,881 @ 7.0% cap · market cap 6.47%
Second Best
Apartment 5plus
$172.0K
$150.5K – $200.7K
NOI $12,042 @ 7.0% cap · market cap 6.05%
Theoretical Best
Office A
$396.5K
$346.9K – $462.6K
NOI $27,753 @ 7.0% cap · market cap 13.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
607
Businesses Nearby
Explore this area
Business Placement
Demographics for 18519, PA
5,000
Population
2,672
Households
1.9
Avg Household Size
45
Median Age
26%
College-Educated
86%
High-School Grad
2.4 sq mi
ZIP Area
2,083
Density / Sq Mi
$58,061
Median Household Income
$44,533
Median Earnings
$924
Median Rent
$165,300
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?
Duplex - Both units are occupied, with the upper residence expected to become available for an owner-occupant or continued rental use.
Where is this duplex located?
The property is located at 1211 Main St Dickson City, PA.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1923; Both units currently have tenants; Second‑floor unit expected to become vacant soon
