Updated Duplex with River
For Sale
$299,900
125 MARKET ST, Brownsville, PA 15417
Two one-bedroom residences occupy separate floors and have private exterior entrances.
Property Size2,352 SF
Price / SF$127.51
Days on Market48
Property Features for 125 MARKET ST
General Information
Standard status
Active
Size
2,352 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Building Details
Buildings
1
Listing Agency:
David Krulac Real Estate, LLC
(717) 315-5843
Listed By:
DAVID A KRULAC
(717) 315-5843
Source:
Towncentermd
Added: Jul 13
Changed: Aug 29
Last Checked: Aug 29 at 5:46PM
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 David Krulac Real Estate, LLC
Investment Insights
Based on property information with market context.
This former courthouse is arranged as two updated apartments, with one residence on each floor. Each unit contains one bedroom, one bathroom, and 1,176 square feet, along with a private exterior entrance and views toward the Monongahela River. Improvements include Andersen windows and doors, refinished hardwood flooring, new kitchens and baths, and fresh paint. The building also includes a natural-gas heating system, an integral garage, and additional lower-level storage, including a former jail cell. The two apartments could also be combined into one single-family residence through modifications.
The property is approximately 4 miles from Penn West University and 2 miles from Walmart. Brownsville’s historic setting includes US Route 40, the National Road, and Nemacolin Castle within a few blocks. One apartment is currently vacant, while the garage and basement are unrented. Tenants are responsible for gas, electric, water, sewer, and trash utilities.
The property is approximately 4 miles from Penn West University and 2 miles from Walmart. Brownsville’s historic setting includes US Route 40, the National Road, and Nemacolin Castle within a few blocks. One apartment is currently vacant, while the garage and basement are unrented. Tenants are responsible for gas, electric, water, sewer, and trash utilities.
Key Highlights
- Two 1,176‑square‑foot apartments, each with 1 bedroom and 1 bath
- Private exterior entrance for each floor's apartment
- Updated with Andersen windows and doors, refinished hardwood floors, new kitchens, new baths, and fresh paint
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
$20,651
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
6.89%
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%
$413,020
$413.0K
Cap Rate 7%
$295,014
$295.0K
Cap Rate 9%
$229,456
$229.5K
Market Conditions
NOI Build-Up for 2,352 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
$31.9K $13.56/SF
− Vacancy
−$2.4K −$1.02/SF
EGI
$29.5K $12.54/SF
− OpEx
−$8.9K −$3.76/SF
NOI
$20.7K $8.78/SF
Area
Fayette County, PA
Vacancy
7.50%
Lease Rate
$13.56 /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%
$413,020
Cap Rate 7%
$295,014
Cap Rate 9%
$229,456
Alternative Uses
Best Use
Multifamily LT 5
$295.0K
$258.1K – $344.2K
NOI $20,651 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$274.9K
$240.5K – $320.7K
NOI $19,242 @ 7.0% cap · market cap 6.42%
Theoretical Best
Office A
$599.1K
$524.2K – $698.9K
NOI $41,936 @ 7.0% cap · market cap 13.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
223
Businesses Nearby
Explore this area
Business Placement
Demographics for 15417, PA
7,973
Population
3,864
Households
2.1
Avg Household Size
42
Median Age
18%
College-Educated
89%
High-School Grad
20.4 sq mi
ZIP Area
391
Density / Sq Mi
$56,383
Median Household Income
$36,709
Median Earnings
$693
Median Rent
$100,500
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 - Two one-bedroom residences occupy separate floors and have private exterior entrances.
Where is this duplex located?
The property is located at 125 MARKET ST Brownsville, PA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two 1,176‑square‑foot apartments, each with 1 bedroom and 1 bath; Private exterior entrance for each floor's apartment; Updated with Andersen windows and doors, refinished hardwood floors, new kitchens, new baths, and fresh paint
