Renovated Two-Unit Duplex with
For Sale
$199,000
Pending
156 W SPRUCE STREET, Tamaqua, PA 18252
Two residential units offer a renovated layout, one occupied apartment, and a second apartment available for lease or personal use.
Property Size1,197 SF
Days on Market10
Property Features for 156 W SPRUCE STREET
General Information
Standard status
Pending
Size
1,197 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Bold Realty
Listed By:
Trent L Stauffer · License #RM422216
(610) 373-8701
Source:
Cummingsrealtors
Added: Sep 4
Changed: Sep 13
Last Checked: Sep 13 at 9:14AM
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 Bold Realty
Investment Insights
Based on property information with market context.
This two-unit duplex at 156 W Spruce Street includes renovated finishes and a detached garage. Each apartment is configured with approximately two bedrooms and one bathroom. The first-floor residence is occupied, while the second-floor unit is vacant and can be leased or used by an owner. Built in 1900, the property offers a compact two-unit configuration in Tamaqua, within Schuylkill County. Showings are scheduled by appointment, and notice is required for access to the occupied unit.
Key Highlights
- Two‑unit duplex at 156 W Spruce Street, Tamaqua, PA 18252
- Approximately two bedrooms and one bathroom in each unit
- Renovated finishes throughout the duplex
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
$7,051
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
3.54%
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%
$141,020
$141.0K
Cap Rate 7%
$100,729
$100.7K
Cap Rate 9%
$78,344
$78.3K
Market Conditions
NOI Build-Up for 1,197 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
$10.8K $9.00/SF
− Vacancy
−$700 −$0.59/SF
EGI
$10.1K $8.42/SF
− OpEx
−$3.0K −$2.52/SF
NOI
$7.1K $5.89/SF
Area
Schuylkill County, PA
Vacancy
6.50%
Lease Rate
$9.00 /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%
$141,020
Cap Rate 7%
$100,729
Cap Rate 9%
$78,344
Alternative Uses
Best Use
Multifamily LT 5
$100.7K
$88.1K – $117.5K
NOI $7,051 @ 7.0% cap · market cap 3.54%
Second Best
Apartment 5plus
$93.6K
$81.9K – $109.2K
NOI $6,549 @ 7.0% cap · market cap 3.29%
Theoretical Best
Office A
$179.6K
$157.1K – $209.5K
NOI $12,569 @ 7.0% cap · market cap 6.32%
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
567
Businesses Nearby
Explore this area
Business Placement
Demographics for 18252, PA
11,016
Population
5,152
Households
2.1
Avg Household Size
44
Median Age
19%
College-Educated
90%
High-School Grad
68.0 sq mi
ZIP Area
162
Density / Sq Mi
$61,020
Median Household Income
$37,835
Median Earnings
$922
Median Rent
$153,000
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 residential units offer a renovated layout, one occupied apartment, and a second apartment available for lease or personal use.
Where is this duplex located?
The property is located at 156 W SPRUCE STREET Tamaqua, PA.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Two‑unit duplex at 156 W Spruce Street, Tamaqua, PA 18252; Approximately two bedrooms and one bathroom in each unit; Renovated finishes throughout the duplex
