Renovated Duplex with Commercial
For Sale
$189,900
12286 Main Rd, North East, PA 16428
Fully occupied duplex with extensive recent renovations and commercially zoned frontage for future development.
Property Size2,160 SF
Price / SF$87.92
Days on Market20
Property Features for 12286 Main Rd
General Information
Standard status
Active
Size
2,160 SF
Property subtype
Residential
Zoning
commercial
Occupancy
100%
Additional Details
Road Access
Yes
Land Use
commercial
Taxes and HOA fees
Annual Taxes
$2,086
Listing Agency:
KW Flagship Realty
(610) 967-0538
Listed By:
Jim Barbour · License #RM426122
(610) 967-0538
Source:
Exprealty
Added: Aug 3
Changed: Aug 21
Last Checked: Aug 22 at 9:46AM
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 KW Flagship Realty
Investment Insights
Based on property information with market context.
This 2,160-square-foot duplex is fully occupied and has undergone substantial renovation. Improvements include a new roof with some sheathing, updated mechanical and electrical systems, renovated bathrooms, new flooring and paint. The septic tank was pumped a few months ago, and the property is leased to long-term tenants.
Commercial zoning and frontage create the ability to retain the existing residential income while considering future development of the frontage, subject to the applicable zoning ordinance. The property also includes greenhouse remains and related items from its former use as the Paschke Mum farm.
Commercial zoning and frontage create the ability to retain the existing residential income while considering future development of the frontage, subject to the applicable zoning ordinance. The property also includes greenhouse remains and related items from its former use as the Paschke Mum farm.
Key Highlights
- 2,160 SF duplex with both units fully occupied
- Commercial zoning with frontage suited for future development
- New roof, including some sheathing, plus updated mechanicals and electric
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
$14,836
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
7.81%
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%
$296,720
$296.7K
Cap Rate 7%
$211,943
$211.9K
Cap Rate 9%
$164,844
$164.8K
Market Conditions
NOI Build-Up for 2,160 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
$22.0K $10.20/SF
− Vacancy
−$837 −$0.39/SF
EGI
$21.2K $9.81/SF
− OpEx
−$6.4K −$2.94/SF
NOI
$14.8K $6.87/SF
Area
Erie County, PA
Vacancy
3.80%
Lease Rate
$10.20 /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%
$296,720
Cap Rate 7%
$211,943
Cap Rate 9%
$164,844
Alternative Uses
Best Use
Multifamily LT 5
$211.9K
$185.5K – $247.3K
NOI $14,836 @ 7.0% cap · market cap 7.81%
Second Best
Apartment 5plus
$189.6K
$165.9K – $221.3K
NOI $13,275 @ 7.0% cap · market cap 6.99%
Theoretical Best
Office A
$535.9K
$468.9K – $625.2K
NOI $37,511 @ 7.0% cap · market cap 19.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 16428, PA
12,524
Population
5,576
Households
2.2
Avg Household Size
43
Median Age
26%
College-Educated
92%
High-School Grad
73.6 sq mi
ZIP Area
170
Density / Sq Mi
$77,103
Median Household Income
$40,625
Median Earnings
$758
Median Rent
$188,100
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 - Fully occupied duplex with extensive recent renovations and commercially zoned frontage for future development.
Where is this duplex located?
The property is located at 12286 Main Rd North East, PA.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: 2,160 SF duplex with both units fully occupied; Commercial zoning with frontage suited for future development; New roof, including some sheathing, plus updated mechanicals and electric
