Remodeled Two-Unit
New
For Sale
$429,000
26 CLAYTON AVENUE, Hamburg, PA 19526
Updated kitchens, baths, roofing, heating, and windows add practical functionality to this residential income property.
Property Size2,056 SF
Lot Size1.00 Acre
Price / SF$208.66
Days on Market2
Property Features for 26 CLAYTON AVENUE
General Information
Standard status
Active
Size
2,056 SF
Lot size
1.00 Acre
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Year Built
1920
Listing Agency:
EXP Realty, LLC
(888) 397-7352
Listed By:
Wilson Zimmerman · License #RS305177
(610) 451-8645
Source:
Cummingsrealtors
Added: Sep 18
Last Checked: Sep 19 at 9:42AM
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.
Built in 1920, this residential property includes a two-story main home and a separate one-floor addition, creating two living units on approximately one acre. The main residence features a newly installed kitchen with solid wood cabinetry, a remodeled second-floor full bath, new architectural shingles, a propane furnace heating system, and new vinyl windows.
The additional unit includes a small kitchen, full bath, and two bedrooms, offering independent living space for extended family or potential rental use. The property is within walking distance of an elementary school and a short drive from Cabelas Shopping Center. The hay field beside the property is a separate parcel and is not included in the sale.
The additional unit includes a small kitchen, full bath, and two bedrooms, offering independent living space for extended family or potential rental use. The property is within walking distance of an elementary school and a short drive from Cabelas Shopping Center. The hay field beside the property is a separate parcel and is not included in the sale.
Key Highlights
- Two residential units on approximately one acre
- Main home includes a newly installed kitchen with solid wood cabinetry
- Second unit has a small kitchen, full bath, and two bedrooms
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
$20,269
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
4.72%
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%
$405,380
$405.4K
Cap Rate 7%
$289,557
$289.6K
Cap Rate 9%
$225,211
$225.2K
Market Conditions
NOI Build-Up for 2,056 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
$30.1K $14.64/SF
− Vacancy
−$1.1K −$0.56/SF
EGI
$29.0K $14.08/SF
− OpEx
−$8.7K −$4.23/SF
NOI
$20.3K $9.86/SF
Area
Berks County, PA
Vacancy
3.80%
Lease Rate
$14.64 /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%
$405,380
Cap Rate 7%
$289,557
Cap Rate 9%
$225,211
Alternative Uses
Best Use
Multifamily LT 5
$289.6K
$253.4K – $337.8K
NOI $20,269 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$253.1K
$221.5K – $295.3K
NOI $17,716 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$337.5K
$295.3K – $393.8K
NOI $23,626 @ 7.0% cap · market cap 5.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
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Business Placement
Demographics for 19526, PA
11,139
Population
5,240
Households
2.1
Avg Household Size
46
Median Age
20%
College-Educated
87%
High-School Grad
57.5 sq mi
ZIP Area
194
Density / Sq Mi
$72,165
Median Household Income
$47,148
Median Earnings
$1,072
Median Rent
$209,800
Median Home Value
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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 - Updated kitchens, baths, roofing, heating, and windows add practical functionality to this residential income property.
Where is this duplex located?
The property is located at 26 CLAYTON AVENUE Hamburg, PA.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: Two residential units on approximately one acre; Main home includes a newly installed kitchen with solid wood cabinetry; Second unit has a small kitchen, full bath, and two bedrooms
