Updated 13-Unit Apartment
For Sale
$2,800,000
141 Bellemonte Avenue, Hawley, PA 18428
Five-building residential asset with uniform layouts, recent updates, community utilities, and parking at each building.
Property Size9,152 SF
Price / SF$305.94
Days on Market10
Property Features for 141 Bellemonte Avenue
General Information
Standard status
Active
Size
9,152 SF
Occupancy
100%
Units
Unit Mix
13 x 2BR/1BA
Multifamily Units
13
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$8,949
Building Details
Buildings
5
Listing Agency:
Davis R. Chant - Lake Wallenpaupack
(570) 470-4658
Listed By:
William Clauss · License #AB068616
(570) 470-4658
Source:
Exprealty
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 1:52AM
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 Davis R. Chant - Lake Wallenpaupack
Investment Insights
Based on property information with market context.
This apartment portfolio includes 5 buildings totaling 13 units and 9,152 SF. Every residence offers 2 bedrooms and 1 bath, representing 26 bedrooms and 13 baths across the property. The units share one floor plan and have been recently updated, creating a consistent configuration throughout the portfolio.
Community water and sewer serve the buildings, while off-street parking is provided at each location with additional room for guests. The property sits just outside downtown Hawley, within walking distance of shops, restaurants, and parks. Lake Wallenpaupack is a few minutes away by car.
Community water and sewer serve the buildings, while off-street parking is provided at each location with additional room for guests. The property sits just outside downtown Hawley, within walking distance of shops, restaurants, and parks. Lake Wallenpaupack is a few minutes away by car.
Key Highlights
- 5‑building portfolio with 13 apartment units
- All 13 units feature 2 bedrooms and 1 bath
- Portfolio totals 26 bedrooms and 13 baths across 9,152 SF
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
$86,229
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
3.08%
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%
$1,724,580
$1.7M
Cap Rate 7%
$1,231,843
$1.2M
Cap Rate 9%
$958,100
$958.1K
Market Conditions
NOI Build-Up for 9,152 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
$170.2K $18.60/SF
− Vacancy
−$13.4K −$1.47/SF
EGI
$156.8K $17.13/SF
− OpEx
−$70.6K −$7.71/SF
NOI
$86.2K $9.42/SF
Area
Wayne County, PA
Vacancy
7.90%
Lease Rate
$18.60 /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%
$1,724,580
Cap Rate 7%
$1,231,843
Cap Rate 9%
$958,100
Alternative Uses
Best Use
Apartment 5plus
$1.23M
$1.08M – $1.44M
NOI $86,229 @ 7.0% cap · market cap 3.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.23M
$1.95M – $2.60M
NOI $156,214 @ 7.0% cap · market cap 5.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
13
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
358
Businesses Nearby
Explore this area
Business Placement
Demographics for 18428, PA
12,314
Population
9,606
Households
1.3
Avg Household Size
52
Median Age
30%
College-Educated
95%
High-School Grad
151.1 sq mi
ZIP Area
81
Density / Sq Mi
$75,463
Median Household Income
$37,573
Median Earnings
$1,195
Median Rent
$263,300
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 - Five-building residential asset with uniform layouts, recent updates, community utilities, and parking at each building.
Where is this apartment building located?
The property is located at 141 Bellemonte Avenue Hawley, PA.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 5‑building portfolio with 13 apartment units; All 13 units feature 2 bedrooms and 1 bath; Portfolio totals 26 bedrooms and 13 baths across 9,152 SF
