Duplex with Student
For Sale
$425,000
Pending
1307-1309 University Drive, State College, PA 16801
Fully rented two-unit property with R-2 zoning, separate metering, off-street parking, and licensed student occupancy.
Property Size1,800 SF
Days on Market132
Property Features for 1307-1309 University Drive
General Information
Standard status
Pending
Size
1,800 SF
Property subtype
Multi-Family / Fee Simple
Zoning
R2
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$5,470
Amenities
hardwood floors
refrigerators
ranges
unfinished basements
electric ceiling heat
double-pane replacement windows
off-street parking
large backyard
No
No Pool
Porch(es)
Building Details
Year Built
1971
Buildings
1
Tenancy
Multi
Listing Agency:
RE/MAX Centre Realty
(814) 280-2424
Listed By:
Ryan S Lowe · License #AB066402
(814) 280-2424
Source:
Compass
Added: Apr 22
Changed: Aug 30
Last Checked: Aug 30 at 8:50AM
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 RE/MAX Centre Realty
Investment Insights
Based on property information with market context.
This 1,800-square-foot duplex contains two 900-square-foot units, each with two bedrooms, one full bathroom, a living room, kitchen, hardwood floors, and an unfinished basement for storage. Refrigerators and ranges are included. Electric ceiling heat is separately metered, with tenants responsible for utilities. The property also offers a porch, off-street parking, and a large, flat backyard.
Located in State College Borough, the property is less than two miles from Penn State University and along the CATA bus route, with a bus stop less than 1 mile away. Both units have current rental permits and student home licenses. The roof was replaced in 2016, and the property has double-pane replacement windows. Unit 1307 is leased through 7/29/26, while Unit 1309 is leased through 7/29/26 and includes a pet fee. The property is zoned R-2, served by the State College Area School District, and the sale will be part of a 1031 Exchange.
Located in State College Borough, the property is less than two miles from Penn State University and along the CATA bus route, with a bus stop less than 1 mile away. Both units have current rental permits and student home licenses. The roof was replaced in 2016, and the property has double-pane replacement windows. Unit 1307 is leased through 7/29/26, while Unit 1309 is leased through 7/29/26 and includes a pet fee. The property is zoned R-2, served by the State College Area School District, and the sale will be part of a 1031 Exchange.
Key Highlights
- Two‑unit duplex with 1,800 SF total and two 900 SF units
- Each unit includes 2 bedrooms, 1 full bathroom, hardwood floors, and an unfinished basement
- Current rental permits and student home licenses are in place
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
$15,975
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
3.76%
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%
$319,500
$319.5K
Cap Rate 7%
$228,214
$228.2K
Cap Rate 9%
$177,500
$177.5K
Market Conditions
NOI Build-Up for 1,800 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
$24.4K $13.56/SF
− Vacancy
−$1.6K −$0.88/SF
EGI
$22.8K $12.68/SF
− OpEx
−$6.8K −$3.80/SF
NOI
$16.0K $8.88/SF
Area
Centre County, PA
Vacancy
6.50%
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%
$319,500
Cap Rate 7%
$228,214
Cap Rate 9%
$177,500
Alternative Uses
Best Use
Multifamily LT 5
$228.2K
$199.7K – $266.3K
NOI $15,975 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$204.6K
$179.1K – $238.7K
NOI $14,324 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$397.5K
$347.9K – $463.8K
NOI $27,828 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
716
Businesses Nearby
Explore this area
Business Placement
Demographics for 16801, PA
42,446
Population
19,242
Households
2.2
Avg Household Size
28
Median Age
67%
College-Educated
98%
High-School Grad
31.1 sq mi
ZIP Area
1,365
Density / Sq Mi
$62,821
Median Household Income
$27,598
Median Earnings
$1,221
Median Rent
$400,400
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 rented two-unit property with R-2 zoning, separate metering, off-street parking, and licensed student occupancy.
Where is this duplex located?
The property is located at 1307-1309 University Drive State College, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,800 SF total and two 900 SF units; Each unit includes 2 bedrooms, 1 full bathroom, hardwood floors, and an unfinished basement; Current rental permits and student home licenses are in place
