Occupied Duplex with
For Sale
$299,900
1434 Butler St, Easton, PA 18042
Two-unit rental property with a one-bedroom and two-bedroom layout, plus a garage and separately metered tenant electricity.
Property Size2,160 SF
Price / SF$138.84
Days on Market33
Property Features for 1434 Butler St
General Information
Standard status
Active
Size
2,160 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
1 x 1BR, 1 x 2BR
Multifamily Units
2
Amenities
garage
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
EXP Realty LLC
Listed By:
Akinlana Popoola · License #RS379206
(412) 925-5551
Source:
Poconohomessearch
Added: Aug 11
Changed: Sep 11
Last Checked: Sep 11 at 11:47AM
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 EXP Realty LLC
Investment Insights
Based on property information with market context.
This 2,160-square-foot duplex contains two residential units: one with one bedroom and the other with two bedrooms. Both units are occupied, and the first-floor residence has a long-term Section 8 tenant. A garage is included with the property and may support additional rental income.
The property is located at 1434 Butler St in Easton, Pennsylvania, within the Lehigh Valley market. Landlord-paid services include water, sewer, trash, and gas used for hot water and cooking, while tenants pay their own electric service. Built in 1900, the property offers a compact two-unit configuration with an established rental setup.
The property is located at 1434 Butler St in Easton, Pennsylvania, within the Lehigh Valley market. Landlord-paid services include water, sewer, trash, and gas used for hot water and cooking, while tenants pay their own electric service. Built in 1900, the property offers a compact two-unit configuration with an established rental setup.
Key Highlights
- Fully occupied two‑unit duplex at 1434 Butler St, Easton, PA 18042
- 2,160 square feet with one 1‑bedroom unit and one 2‑bedroom unit
- Long‑term Section 8 tenant occupies the first‑floor unit
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
$14,280
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
4.76%
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%
$285,600
$285.6K
Cap Rate 7%
$204,000
$204.0K
Cap Rate 9%
$158,667
$158.7K
Market Conditions
NOI Build-Up for 2,160 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
$22.0K $10.20/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$20.4K $9.44/SF
− OpEx
−$6.1K −$2.83/SF
NOI
$14.3K $6.61/SF
Area
Northampton County, PA
Vacancy
7.41%
Lease Rate
$10.20 /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%
$285,600
Cap Rate 7%
$204,000
Cap Rate 9%
$158,667
Alternative Uses
Best Use
Multifamily LT 5
$204.0K
$178.5K – $238.0K
NOI $14,280 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$187.8K
$164.3K – $219.1K
NOI $13,144 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$409.7K
$358.5K – $478.0K
NOI $28,678 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,174
Businesses Nearby
Explore this area
Business Placement
Demographics for 18042, PA
44,026
Population
17,932
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
89%
High-School Grad
22.1 sq mi
ZIP Area
1,992
Density / Sq Mi
$75,806
Median Household Income
$40,015
Median Earnings
$1,245
Median Rent
$205,900
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-unit rental property with a one-bedroom and two-bedroom layout, plus a garage and separately metered tenant electricity.
Where is this duplex located?
The property is located at 1434 Butler St Easton, PA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Fully occupied two‑unit duplex at 1434 Butler St, Easton, PA 18042; 2,160 square feet with one 1‑bedroom unit and one 2‑bedroom unit; Long‑term Section 8 tenant occupies the first‑floor unit
