Remodeled Six-Bedroom
For Sale
$425,000
Pending
1226 Dyberry Place, Honesdale, PA 18431
Residential Income, Honesdale, PA
Property Size2,946 SF
Lot Size0.14 Acres
Days on Market446
Property Features for 1226 Dyberry Place
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 3, Bathroom 3, Bedroom 4, Bedroom 1, Bedroom 6, Bathroom 2, Basement, Bathroom 1, Bedroom 2
Parking features
Paved or Surfaced, Driveway, Garage, On Street
Patio and Porch features
Deck
Interior features
Built-in Features, Kitchen Island, Eat-in Kitchen, His and Hers Closets
Exterior features
Balcony
Basement
Concrete, Unfinished, Walk-Out Access
Appliances
Built-In Electric Oven, Self Cleaning Oven, Washer/Dryer Stacked, Washer/Dryer, Washer, Stainless Steel Appliance(s), Microwave, Freezer, Electric Range, Electric Oven, Electric Cooktop, Dryer, Dishwasher, Cooktop
View
City
Elementary school district
Wayne Highlands
Middle school district
Wayne Highlands
High school district
Wayne Highlands
Directions
Keep straight down church street, at the end make a right, then turn left down Dyberry Pl
Standard status
Pending
APN
11-0-0003-0271
Size
2,946 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
5919
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air, Separate Meters
Water source
Public
Amenities
stainless steel appliances
Building Details
Year built
1889
Floors in Building
3
Number of units
2
Flooring type
Wood, Vinyl
Building materials
Asphalt, Wood Siding, Vinyl Siding
Roof type
Asphalt
Architectural style
Colonial
Listing Agency:
Keller Williams RE Hawley · Keller Williams Realty
(570) 226-0500
Listed By:
Matthew MacDonald · License #RS367536
(551) 254-1752
Added: Jul 3, 2025
Changed: Sep 12
Last Checked: Sep 21 at 2:06AM
MLS# PW-252103
Copyright © 2026 Pike/Wayne Association of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Colonial duplex contains 2,946 square feet on a 0.14-acre lot, with two three-bedroom units and a large three-car garage. The upper residence includes two bathrooms and a bonus room, while the lower unit has one bathroom. Both apartments are furnished and offer updated finishes, stainless steel appliances, new electrical and plumbing systems, and HVAC. Interior details include wood and vinyl flooring, kitchen islands, eat-in kitchens, and stacked washer/dryer setups.
The property is located in downtown Honesdale, with restaurants, shopping, parks, and other town amenities nearby. Public water and public sewer serve the property, and natural-gas heating, central air, separate meters, a deck, balcony, and paved parking are included. Built in 1889, the building also features a basement and asphalt roof.
The property is located in downtown Honesdale, with restaurants, shopping, parks, and other town amenities nearby. Public water and public sewer serve the property, and natural-gas heating, central air, separate meters, a deck, balcony, and paved parking are included. Built in 1889, the building also features a basement and asphalt roof.
Key Highlights
- Two‑unit duplex with 2,946 square feet of building area
- Each unit includes 3 bedrooms; upper unit has 2 bathrooms and a bonus room
- Large 3‑car garage with paved driveway and additional on‑street parking
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
$32,047
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
7.54%
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%
$640,940
$640.9K
Cap Rate 7%
$457,814
$457.8K
Cap Rate 9%
$356,078
$356.1K
Market Conditions
NOI Build-Up for 2,946 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
$49.5K $16.80/SF
− Vacancy
−$3.7K −$1.26/SF
EGI
$45.8K $15.54/SF
− OpEx
−$13.7K −$4.66/SF
NOI
$32.0K $10.88/SF
Area
Wayne County, PA
Vacancy
7.50%
Lease Rate
$16.80 /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%
$640,940
Cap Rate 7%
$457,814
Cap Rate 9%
$356,078
Alternative Uses
Best Use
Multifamily LT 5
$457.8K
$400.6K – $534.1K
NOI $32,047 @ 7.0% cap · market cap 7.54%
Second Best
Apartment 5plus
$396.5K
$347.0K – $462.6K
NOI $27,757 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$718.4K
$628.6K – $838.1K
NOI $50,285 @ 7.0% cap · market cap 11.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
619
Businesses Nearby
Explore this area
Business Placement
Demographics for 18431, PA
12,602
Population
6,217
Households
2
Avg Household Size
47
Median Age
24%
College-Educated
90%
High-School Grad
134.8 sq mi
ZIP Area
93
Density / Sq Mi
$55,323
Median Household Income
$33,298
Median Earnings
$1,013
Median Rent
$222,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two furnished units feature updated systems, stainless appliances, and separate central-air meters.
Where is this duplex located?
The property is located at 1226 Dyberry Place Honesdale, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,946 square feet of building area; Each unit includes 3 bedrooms; upper unit has 2 bathrooms and a bonus room; Large 3‑car garage with paved driveway and additional on‑street parking
