Two-Story
For Sale
$165,000
204 N Main St, Muncy, PA 17756
Two residential units are arranged across two floors in downtown Muncy.
Property Size1,978 SF
Price / SF$83.42
Days on Market106
Property Features for 204 N Main St
General Information
Standard status
Active
Size
1,978 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1.00
Building Details
Stories
2
Listing Agency:
COLDWELL BANKER PENN ONE REAL ESTATE
(570) 337-4922
Listed By:
BARBARA D DIEHL
(570) 337-4922
Source:
Exprealty
Added: Apr 29
Changed: Aug 11
Last Checked: Aug 11 at 8:13AM
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 COLDWELL BANKER PENN ONE REAL ESTATE
Investment Insights
Based on property information with market context.
This two-story duplex at 204 N Main St in Muncy, Pennsylvania, contains two residential units. The property is positioned in downtown Muncy and may suit an owner occupant or a buyer seeking rental income from a multi-unit residential asset.
Key Highlights
- Two residential units in one property
- Two‑story building configuration
- Located in downtown Muncy
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
$14,966
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
9.07%
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%
$299,320
$299.3K
Cap Rate 7%
$213,800
$213.8K
Cap Rate 9%
$166,289
$166.3K
Market Conditions
NOI Build-Up for 1,978 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
$29.2K $14.76/SF
− Vacancy
−$2.0K −$1.00/SF
EGI
$27.2K $13.76/SF
− OpEx
−$12.2K −$6.19/SF
NOI
$15.0K $7.57/SF
Area
Lycoming County, PA
Vacancy
6.80%
Lease Rate
$14.76 /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%
$299,320
Cap Rate 7%
$213,800
Cap Rate 9%
$166,289
Alternative Uses
Best Use
Multifamily LT 5
$230.5K
$201.7K – $269.0K
NOI $16,138 @ 7.0% cap · market cap 9.78%
Second Best
Apartment 5plus
$213.8K
$187.1K – $249.4K
NOI $14,966 @ 7.0% cap · market cap 9.07%
Theoretical Best
Office A
$426.3K
$373.0K – $497.3K
NOI $29,839 @ 7.0% cap · market cap 18.08%
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
285
Businesses Nearby
Explore this area
Business Placement
Demographics for 17756, PA
12,458
Population
4,574
Households
2.7
Avg Household Size
44
Median Age
20%
College-Educated
89%
High-School Grad
107.7 sq mi
ZIP Area
116
Density / Sq Mi
$78,906
Median Household Income
$37,523
Median Earnings
$934
Median Rent
$214,600
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?
Duplex - Two residential units are arranged across two floors in downtown Muncy.
Where is this duplex located?
The property is located at 204 N Main St Muncy, PA.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: Two residential units in one property; Two‑story building configuration; Located in downtown Muncy
