Building Details

Year Built 1949

Stories 1

Listing Agency: RE/MAX of the Poconos r***@ptd.net Show Phone

Listed By: Keith Torregrossa · License #RM421450

Source: Xome

Added: Mar 20, 2022 Changed: Aug 29 Last Checked: Aug 30 at 12:56PM

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Investment Insights

Based on property information with market context.

This 15-unit apartment property contains 8,169 square feet and was built in 1949. The building has multiple long-term tenants and is situated on a paved state road, providing established residential occupancy within a commercially zoned setting.

The property is located at 111 Hilltop Loop in Swiftwater, Pennsylvania, near major shopping, water parks, skiing, and major roadways. These surrounding destinations provide convenient access to shopping, recreation, and regional transportation routes.

Key Highlights

• 15‑unit apartment property
• 8,169 square feet of building area
• Built in 1949

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

$73,208

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

4.90%

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%

$1,464,160 $1.5M

Cap Rate 7%

$1,045,829 $1.0M

Cap Rate 9%

$813,422 $813.4K

Market Conditions

NOI Build-Up for 8,169 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

$138.2K $16.92/SF

− Vacancy

−$5.1K −$0.63/SF

EGI

$133.1K $16.29/SF

− OpEx

−$59.9K −$7.33/SF

NOI

$73.2K $8.96/SF

Area

Monroe County, PA

Vacancy

3.70%

Lease Rate

$16.92 /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%

$1,464,160

Cap Rate 7%

$1,045,829

Cap Rate 9%

$813,422

Alternative Uses

Best Use

Apartment 5plus

$1.05M

$915.1K – $1.22M (±1% cap)

NOI $73,208 @ 7.0% cap · market cap 4.90%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.45M

$2.14M – $2.85M (±1% cap)

NOI $171,157 @ 7.0% cap · market cap 11.45%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Apartment buildings

Suggested Use

Top Pick Garden Center Department Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

15

Residential units

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Explore this area Business Placement

Demographics for 18370, PA

829

Population

513

Households

1.6

Avg Household Size

46

Median Age

46%

College-Educated

100%

High-School Grad

2.2 sq mi

ZIP Area

377

Density / Sq Mi

$95,469

Median Household Income

$804

Median Rent

$226,800

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Apartment building - Commercially zoned apartment property with established tenancy and paved state-road access.

Where is this apartment building located?

The property is located at 111 Hilltop Loop Swiftwater, PA.

What is the asking price?

The asking price for this property is $1,495,000.

What are key features of this property?

This property features: 15‑unit apartment property; 8,169 square feet of building area; Built in 1949