Easton Investment Property For
For Sale
Contact for pricing
123 main st, Easton, PA 18042
Fully occupied three-unit property with stable cash flow in Easton.
Property Size3,056 SF
Price / SF$135.80
Days on Market182
Property Features for 123 main st
General Information
Standard status
Active
Size
3,056 SF
Class
B
Property subtype
Multifamily
Zoning
C
Building Details
Year Built
1900
Listing Agency:
eXp Commercial
(888) 397-7352
Listed By:
James Reardon · License #PA RS337438
Source:
Crexi
Added: Feb 24
Changed: Aug 8
Last Checked: Jul 19 at 5:38AM
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 Commercial
Investment Insights
Based on property information with market context.
This fully occupied three-unit investment property generates $34,800 in gross income and $27,697 in net income. The property consists of three 2-bedroom apartments, offering a consistent unit mix supported by rental demand in the Easton submarket. All units are currently leased, providing immediate and stable cash flow. Tenants are responsible for gas heat and electric, both separately metered, as well as water, which is submetered and billed directly to each unit. This structure creates a low-expense profile with landlord responsibilities limited strictly to taxes and insurance, resulting in operational simplicity and predictable performance. The apartments feature nice-sized layouts with functional floor plans that continue to attract steady tenant interest. Situated in a strong Easton location, the property benefits from convenient access to local amenities, employment centers, and transportation corridors. With durable in-place income, minimal expense exposure, and a uniform 2-bedroom unit mix, this asset is well suited for investors seeking stabilized cash flow, efficient management, and long-term performance in a proven rental market. The property size is 3056 square feet.
Key Highlights
- Immediate and stable cash flow with $34,800 gross income and $27,697 net income.
- Low‑expense profile due to tenants paying for gas heat, electric, and water (submetered).
- Fully occupied with a desirable unit mix of three 2‑bedroom apartments.
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
$20,203
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
4.87%
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%
$404,060
$404.1K
Cap Rate 7%
$288,614
$288.6K
Cap Rate 9%
$224,478
$224.5K
Market Conditions
NOI Build-Up for 3,056 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
$31.2K $10.20/SF
− Vacancy
−$2.3K −$0.76/SF
EGI
$28.9K $9.44/SF
− OpEx
−$8.7K −$2.83/SF
NOI
$20.2K $6.61/SF
Area
Northampton County, PA
Vacancy
7.41%
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%
$404,060
Cap Rate 7%
$288,614
Cap Rate 9%
$224,478
Alternative Uses
Best Use
Multifamily LT 5
$288.6K
$252.5K – $336.7K
NOI $20,203 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$265.7K
$232.5K – $309.9K
NOI $18,596 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$579.6K
$507.2K – $676.2K
NOI $40,574 @ 7.0% cap · market cap 9.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
218
Businesses Nearby
Explore this area
Business Placement
Demographics for 18042, PA
44,026
Population
17,932
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
89%
High-School Grad
22.1 sq mi
ZIP Area
1,992
Density / Sq Mi
$75,806
Median Household Income
$40,015
Median Earnings
$1,245
Median Rent
$205,900
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?
Triplex - Fully occupied three-unit property with stable cash flow in Easton.
Where is this triplex located?
The property is located at 123 main st Easton, PA.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Immediate and stable cash flow with $34,800 gross income and $27,697 net income.; Low‑expense profile due to tenants paying for gas heat, electric, and water (submetered).; Fully occupied with a desirable unit mix of three 2‑bedroom apartments.
