Three-Unit Building with Outdoor
For Sale
$139,000
165 W Main St, Westfield, PA 16950
Leased residential income property with two apartments, a studio, patios, balconies, and a backyard garden area.
Property Size960 SF
Price / SF$144.79
Days on Market56
Property Features for 165 W Main St
General Information
Standard status
Active
Size
960 SF
Property subtype
Residential Income
Occupancy
100%
Amenities
outdoor patio
balcony-terrace
back yard
garden area
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Mountain Valley Realty, Inc.
(570) 439-3663
Listed By:
Phyllis Wheeler
(570) 439-3663
Source:
Exprealty
Added: Jun 13
Changed: Jul 31
Last Checked: Jul 31 at 6:04PM
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 Mountain Valley Realty, Inc.
Investment Insights
Based on property information with market context.
This 960-square-foot triplex includes two apartments and one studio apartment, with all three units currently leased. The first-floor apartment offers one bedroom and one bathroom, while the second-floor apartment includes two bedrooms and one bathroom. The basement ground-level unit is a two-room studio apartment.
Each unit has its own outdoor space. The ground-level apartment includes an outdoor patio, the two upper apartments each have a balcony-terrace, and the property also includes a backyard area with a garden space. Located at 165 W Main St in Westfield, PA.
Each unit has its own outdoor space. The ground-level apartment includes an outdoor patio, the two upper apartments each have a balcony-terrace, and the property also includes a backyard area with a garden space. Located at 165 W Main St in Westfield, PA.
Key Highlights
- Three‑unit building with 2 apartments and 1 studio apartment
- All units currently leased
- 960‑square‑foot property
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
$6,512
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
4.68%
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%
$130,240
$130.2K
Cap Rate 7%
$93,029
$93.0K
Cap Rate 9%
$72,356
$72.4K
Market Conditions
NOI Build-Up for 960 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
$9.8K $10.20/SF
− Vacancy
−$490 −$0.51/SF
EGI
$9.3K $9.69/SF
− OpEx
−$2.8K −$2.91/SF
NOI
$6.5K $6.78/SF
Area
Tioga County, PA
Vacancy
5.00%
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%
$130,240
Cap Rate 7%
$93,029
Cap Rate 9%
$72,356
Alternative Uses
Best Use
Multifamily LT 5
$93.0K
$81.4K – $108.5K
NOI $6,512 @ 7.0% cap · market cap 4.68%
Second Best
Apartment 5plus
$86.4K
$75.6K – $100.9K
NOI $6,051 @ 7.0% cap · market cap 4.35%
Theoretical Best
Healthcare Medical
$163.5K
$143.1K – $190.8K
NOI $11,447 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
135
Businesses Nearby
Explore this area
Business Placement
Demographics for 16950, PA
3,463
Population
1,959
Households
1.8
Avg Household Size
48
Median Age
12%
College-Educated
87%
High-School Grad
116.1 sq mi
ZIP Area
30
Density / Sq Mi
$52,440
Median Household Income
$33,542
Median Earnings
$653
Median Rent
$121,600
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?
Triplex - Leased residential income property with two apartments, a studio, patios, balconies, and a backyard garden area.
Where is this triplex located?
The property is located at 165 W Main St Westfield, PA.
What is the asking price?
The asking price for this property is $139,000.
What are key features of this property?
This property features: Three‑unit building with 2 apartments and 1 studio apartment; All units currently leased; 960‑square‑foot property
