Duplex with Remodeled Garage
For Sale
$309,900
Pending
1237 CARBON STREET, Reading, PA 19601
Two-story 3BR/1.5BA home plus 2BR/1BA apartment over a detached two-car garage, remodeled 2021–2022.
Property Size2,060 SF
Days on Market51
Property Features for 1237 CARBON STREET
General Information
Standard status
Pending
Size
2,060 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1950
Listing Agency:
Iron Valley Real Estate of Berks
(484) 450-8771
Listed By:
Justin M Crossley · License #AB067575
(610) 451-2169
Source:
Cummingsrealtors
Added: Jul 24
Changed: Sep 12
Last Checked: Sep 12 at 7:16AM
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 Iron Valley Real Estate of Berks
Investment Insights
Based on property information with market context.
This duplex at 1237 Carbon Street in Reading, PA features two separate units. The main house is a two-story 3-bedroom, 1.5-bath home. One of the bedrooms is described as a small walkthrough space, better suited to be used as an office. A second unit consists of a 2-bedroom, 1-bath apartment located over a detached two-car garage. The apartment was completely remodeled in 2021–2022.
The property is positioned in an established neighborhood with access to a neighborhood trail connecting Glenside Park to Blue Marsh Lake. Commuters also have quick access to major routes including Rt 12, Rt 222/422, and Rt 183. The remarks further cite a turn-key gross monthly revenue potential of $2,700–$2,800.
The property is positioned in an established neighborhood with access to a neighborhood trail connecting Glenside Park to Blue Marsh Lake. Commuters also have quick access to major routes including Rt 12, Rt 222/422, and Rt 183. The remarks further cite a turn-key gross monthly revenue potential of $2,700–$2,800.
Key Highlights
- Two‑story 3BR/1.5BA home plus 2BR/1BA apartment over a detached two‑car garage
- Apartment above the detached garage was completely remodeled in 2021–2022
- Apartment size is 800 SF
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
$20,309
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
6.55%
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%
$406,180
$406.2K
Cap Rate 7%
$290,129
$290.1K
Cap Rate 9%
$225,656
$225.7K
Market Conditions
NOI Build-Up for 2,060 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
$30.2K $14.64/SF
− Vacancy
−$1.1K −$0.56/SF
EGI
$29.0K $14.08/SF
− OpEx
−$8.7K −$4.23/SF
NOI
$20.3K $9.86/SF
Area
Berks County, PA
Vacancy
3.80%
Lease Rate
$14.64 /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%
$406,180
Cap Rate 7%
$290,129
Cap Rate 9%
$225,656
Alternative Uses
Best Use
Multifamily LT 5
$290.1K
$253.9K – $338.5K
NOI $20,309 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$253.6K
$221.9K – $295.9K
NOI $17,751 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$338.2K
$295.9K – $394.5K
NOI $23,672 @ 7.0% cap · market cap 7.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
573
Businesses Nearby
Explore this area
Business Placement
Demographics for 19601, PA
35,477
Population
14,024
Households
2.5
Avg Household Size
34
Median Age
12%
College-Educated
73%
High-School Grad
3.8 sq mi
ZIP Area
9,336
Density / Sq Mi
$41,133
Median Household Income
$30,433
Median Earnings
$986
Median Rent
$110,700
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-story 3BR/1.5BA home plus 2BR/1BA apartment over a detached two-car garage, remodeled 2021–2022.
Where is this duplex located?
The property is located at 1237 CARBON STREET Reading, PA.
What is the asking price?
The asking price for this property is $309,900.
What are key features of this property?
This property features: Two‑story 3BR/1.5BA home plus 2BR/1BA apartment over a detached two‑car garage; Apartment above the detached garage was completely remodeled in 2021–2022; Apartment size is 800 SF
