End-Unit Duplex with Detached
New
For Sale
$360,000
28 N 13th St, Allentown, PA 18102
Two separately configured residences include updated finishes and access to a detached garage.
Property Size2,835 SF
Price / SF$126.98
Days on Market3
Property Features for 28 N 13th St
General Information
Standard status
Active
Size
2,835 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1.5BA, 1 x 3BR/1BA
Multifamily Units
2
Building Details
Year Built
1900
Listing Agency:
BetterHomes&GardensRE/Cassidon
Listed By:
Marcie Purcell · License #AB069308
(215) 534-2539
Source:
Jennysoldmine
Added: Sep 10
Last Checked: Sep 11 at 3:37PM
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 BetterHomes&GardensRE/Cassidon
Investment Insights
Based on property information with market context.
This 2,835-square-foot end-unit duplex in Allentown presents two distinct residences within a row-style building, along with a detached two-car garage. The first-floor unit offers two bedrooms, one-and-a-half bathrooms, basement access, and one garage bay. The upper residence spans the second and third floors and has been fully remodeled, with an eat-in kitchen featuring new cabinetry, tile backsplash, quartz counters, stainless steel appliances, and an in-kitchen stackable washer and dryer. New vinyl plank flooring extends throughout the apartment.
The upper unit includes a bedroom, full bathroom, living room, and enclosed porch with exterior access on the second floor. Two additional bedrooms occupy the third floor, with either open walk-through access or a closable separation between them. The second garage bay provides additional on-site parking or storage flexibility.
The upper unit includes a bedroom, full bathroom, living room, and enclosed porch with exterior access on the second floor. Two additional bedrooms occupy the third floor, with either open walk-through access or a closable separation between them. The second garage bay provides additional on-site parking or storage flexibility.
Key Highlights
- 2,835 SF end‑unit duplex in Allentown
- Two‑unit configuration with a detached 2‑car garage
- First‑floor residence includes 2 bedrooms, 1.5 bathrooms, basement access, and 1 garage bay
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
$29,738
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
8.26%
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%
$594,760
$594.8K
Cap Rate 7%
$424,829
$424.8K
Cap Rate 9%
$330,422
$330.4K
Market Conditions
NOI Build-Up for 2,835 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
$45.9K $16.20/SF
− Vacancy
−$3.4K −$1.22/SF
EGI
$42.5K $14.99/SF
− OpEx
−$12.7K −$4.50/SF
NOI
$29.7K $10.49/SF
Area
Allentown, PA
Vacancy
7.50%
Lease Rate
$16.20 /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%
$594,760
Cap Rate 7%
$424,829
Cap Rate 9%
$330,422
Alternative Uses
Best Use
Multifamily LT 5
$424.8K
$371.7K – $495.6K
NOI $29,738 @ 7.0% cap · market cap 8.26%
Second Best
Apartment 5plus
$373.7K
$327.0K – $436.0K
NOI $26,158 @ 7.0% cap · market cap 7.27%
Theoretical Best
Specialty Retail
$557.0K
$487.3K – $649.8K
NOI $38,987 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,815
Businesses Nearby
Explore this area
Business Placement
Demographics for 18102, PA
51,567
Population
18,788
Households
2.7
Avg Household Size
32
Median Age
11%
College-Educated
76%
High-School Grad
3.0 sq mi
ZIP Area
17,189
Density / Sq Mi
$40,681
Median Household Income
$29,501
Median Earnings
$1,224
Median Rent
$146,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately configured residences include updated finishes and access to a detached garage.
Where is this duplex located?
The property is located at 28 N 13th St Allentown, PA.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: 2,835 SF end‑unit duplex in Allentown; Two‑unit configuration with a detached 2‑car garage; First‑floor residence includes 2 bedrooms, 1.5 bathrooms, basement access, and 1 garage bay
