Renovated 9-Unit Apartment
For Sale
$699,000
132 E Main St, Girardville, PA 17935
Updated multifamily property with varied unit layouts, dedicated laundry space, and building-wide heating systems.
Property Size8,000 SF
Price / SF$87.38
Days on Market19
Property Features for 132 E Main St
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Residential Income
Units
Unit Mix
3 x 1BR, 4 x 2BR, 1 x 3BR, 1 x 1BR (smaller)
Multifamily Units
9
Taxes and HOA fees
Annual Taxes
$3,000
Building Details
Buildings
1
Listing Agency:
Iron Valley Real Estate - Mountainside
(908) 670-0600
Listed By:
Joseph J Salerno · License #RM425551
(908) 670-0600
Source:
Exprealty
Added: Aug 5
Changed: Aug 21
Last Checked: Aug 23 at 4:56AM
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 - Mountainside
Investment Insights
Based on property information with market context.
Located at 132 E Main St in Girardville, PA, this renovated apartment property contains 9 units within approximately 8,000 square feet. The configuration includes three one-bedroom apartments, four two-bedroom apartments, one three-bedroom apartment, and a smaller one-bedroom unit that can function as a manager’s office or owner’s suite.
Each apartment is equipped with electric heat. Oil-fired hot-water heat serves the basement, laundry room, and hallways, providing separate heating arrangements for the residential and common areas. The property also includes dedicated laundry space and basement area within the building.
Each apartment is equipped with electric heat. Oil-fired hot-water heat serves the basement, laundry room, and hallways, providing separate heating arrangements for the residential and common areas. The property also includes dedicated laundry space and basement area within the building.
Key Highlights
- 9‑unit apartment building with approximately 8,000 SF
- Unit mix includes three 1‑bedroom, four 2‑bedroom, one 3‑bedroom, and one smaller 1 Bedroom unit
- Smaller 1 Bedroom unit may be used as a manager's office or owner's suite
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
$43,769
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
6.26%
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%
$875,380
$875.4K
Cap Rate 7%
$625,271
$625.3K
Cap Rate 9%
$486,322
$486.3K
Market Conditions
NOI Build-Up for 8,000 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
$84.5K $10.56/SF
− Vacancy
−$4.9K −$0.61/SF
EGI
$79.6K $9.95/SF
− OpEx
−$35.8K −$4.48/SF
NOI
$43.8K $5.47/SF
Area
Schuylkill County, PA
Vacancy
5.80%
Lease Rate
$10.56 /SF/Yr
Expense Ratio
45.00%
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%
$875,380
Cap Rate 7%
$625,271
Cap Rate 9%
$486,322
Alternative Uses
Best Use
Apartment 5plus
$625.3K
$547.1K – $729.5K
NOI $43,769 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,000 @ 7.0% cap · market cap 12.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Explore this area
Business Placement
Demographics for 17935, PA
1,528
Population
951
Households
1.6
Avg Household Size
46
Median Age
8%
College-Educated
85%
High-School Grad
5.7 sq mi
ZIP Area
268
Density / Sq Mi
$45,595
Median Household Income
$25,313
Median Earnings
$613
Median Rent
$44,400
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?
Apartment building - Updated multifamily property with varied unit layouts, dedicated laundry space, and building-wide heating systems.
Where is this apartment building located?
The property is located at 132 E Main St Girardville, PA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 9‑unit apartment building with approximately 8,000 SF; Unit mix includes three 1‑bedroom, four 2‑bedroom, one 3‑bedroom, and one smaller 1 Bedroom unit; Smaller 1 Bedroom unit may be used as a manager's office or owner's suite
