Two-Unit
For Sale
$225,000
177 Gracedale Ave, Mountain Top, PA 18707
Top-and-bottom layout includes one vacant floor and one occupied floor.
Property Size2,340 SF
Price / SF$96.15
Days on Market38
Property Features for 177 Gracedale Ave
General Information
Standard status
Active
Size
2,340 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Listing Agency:
BOWEN AGENCY INC., REALTORS SELINSGROVE
(570) 863-8530
Listed By:
DWIGHT D LAUVER · License #RS319171
(570) 863-8530
Source:
Exprealty
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 29 at 5:46PM
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 BOWEN AGENCY INC., REALTORS SELINSGROVE
Investment Insights
Based on property information with market context.
This duplex at 177 Gracedale Ave in Mountain Top, PA contains 2,340 square feet arranged as two separate residential units, with one positioned above the other. The first-floor unit is vacant, while the second-floor unit is occupied.
Showings require at least 24 hours’ notice. Property size information is based on tax assessment records.
Showings require at least 24 hours’ notice. Property size information is based on tax assessment records.
Key Highlights
- Two‑unit duplex with top‑and‑bottom configuration
- 2,340 square feet of property size
- First‑floor unit is vacant
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
$18,885
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
8.39%
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%
$377,700
$377.7K
Cap Rate 7%
$269,786
$269.8K
Cap Rate 9%
$209,833
$209.8K
Market Conditions
NOI Build-Up for 2,340 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
$29.5K $12.60/SF
− Vacancy
−$2.5K −$1.07/SF
EGI
$27.0K $11.53/SF
− OpEx
−$8.1K −$3.46/SF
NOI
$18.9K $8.07/SF
Area
Luzerne County, PA
Vacancy
8.50%
Lease Rate
$12.60 /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%
$377,700
Cap Rate 7%
$269,786
Cap Rate 9%
$209,833
Alternative Uses
Best Use
Multifamily LT 5
$269.8K
$236.1K – $314.8K
NOI $18,885 @ 7.0% cap · market cap 8.39%
Second Best
Apartment 5plus
$250.2K
$218.9K – $291.9K
NOI $17,514 @ 7.0% cap · market cap 7.78%
Theoretical Best
Office A
$741.3K
$648.7K – $864.9K
NOI $51,892 @ 7.0% cap · market cap 23.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 18707, PA
16,042
Population
6,554
Households
2.4
Avg Household Size
46
Median Age
44%
College-Educated
96%
High-School Grad
51.0 sq mi
ZIP Area
315
Density / Sq Mi
$105,281
Median Household Income
$55,669
Median Earnings
$864
Median Rent
$277,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Top-and-bottom layout includes one vacant floor and one occupied floor.
Where is this duplex located?
The property is located at 177 Gracedale Ave Mountain Top, PA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two‑unit duplex with top‑and‑bottom configuration; 2,340 square feet of property size; First‑floor unit is vacant
