Fully Occupied Easton Investment
For Sale
Contact for pricing
123 main st, Easton, PA 18042
Three-unit property with immediate cash flow in Easton, PA.
Property Size2,760 SF
Price / SF$180.80
Days on Market182
Property Features for 123 main st
General Information
Standard status
Active
Size
2,760 SF
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: Aug 3 at 11:01AM
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 $49,200 in gross income and $43,143 in net income. The property features a unit mix consisting of two 2-bedroom apartments and one 1-bedroom apartment. All units are fully leased, offering immediate and stable cash flow. Tenants are responsible for all utilities, including electric heat and water. Water is submetered and billed directly to tenants, and each unit has separate electric service. Landlord responsibilities are limited to taxes and insurance. The apartments offer large kitchens and spacious living rooms. A large basement is suitable for tenant storage or the potential addition of common laundry facilities. The property is suited for investors seeking predictable returns, stable occupancy, and durable performance in the Easton market. The property size is 2760 square feet.
Key Highlights
- Fully occupied, generating $49,200 gross and $43,143 net income.
- Desirable unit mix: two 2‑bedroom and one 1‑bedroom apartments.
- Tenants pay all utilities (electric heat and water).
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
$18,246
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
3.66%
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%
$364,920
$364.9K
Cap Rate 7%
$260,657
$260.7K
Cap Rate 9%
$202,733
$202.7K
Market Conditions
NOI Build-Up for 2,760 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
$28.2K $10.20/SF
− Vacancy
−$2.1K −$0.76/SF
EGI
$26.1K $9.44/SF
− OpEx
−$7.8K −$2.83/SF
NOI
$18.2K $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%
$364,920
Cap Rate 7%
$260,657
Cap Rate 9%
$202,733
Alternative Uses
Best Use
Multifamily LT 5
$260.7K
$228.1K – $304.1K
NOI $18,246 @ 7.0% cap · market cap 3.66%
Second Best
Apartment 5plus
$239.9K
$209.9K – $279.9K
NOI $16,795 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$523.5K
$458.1K – $610.7K
NOI $36,644 @ 7.0% cap · market cap 7.34%
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 - Three-unit property with immediate cash flow in Easton, PA.
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 $499,000.
What are key features of this property?
This property features: Fully occupied, generating $49,200 gross and $43,143 net income.; Desirable unit mix: two 2‑bedroom and one 1‑bedroom apartments.; Tenants pay all utilities (electric heat and water).
