Updated Side-by-Side
For Sale
$268,000
260 E Main Street, Plymouth, PA 18651
Residential Income, Plymouth, PA
Property Size3,220 SF
Lot Size0.10 Acres
Price / SF$83.23
Days on Market26
Property Features for 260 E Main Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
6
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Basement, Bedroom 1, Bedroom 6, Bedroom 4, Bedroom 5, Bathroom 1, Bedroom 2
Exterior features
Private Yard
Basement
Storage Space, Unfinished, Full, Concrete, Daylight
Appliances
Gas Range, Refrigerator, Dishwasher, Microwave
Lot features
Irregular Lot, Cleared
Subdivision
Plymouth Borough
Standard status
Active
APN
48-H8SE3 -020-019-000
Size
3,220 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
262 Rear E Main St
Tax Annual Amount
2444
Legal Description
262 Rear E Main St
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Steam, Zoned, Natural Gas
Water source
Public
Building Details
Year built
1935
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Vinyl, Tile, Tile - Ceramic
Building materials
Vertical Siding
Roof type
Shingle
Architectural style
Contemporary
Listing Agency:
Pocono Mountains Real Estate, Inc - Brodheadsville
(570) 402-7767
Listed By:
Aneta Emilia Grabowska · License #AB069774
(516) 639-7135
Added: Aug 26
Changed: Sep 15
Last Checked: Sep 20 at 9:06PM
MLS# PM-144225
Copyright © 2026 Pocono Mountains Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This side-by-side duplex contains two separate rental units totaling 3,220 square feet. Both units are currently rented and have been recently updated with functional kitchens, updated finishes, and natural light. Separate gas, electric, and water meters serve the units individually. Appliances include gas ranges, refrigerators, dishwashers, and microwaves.
Built in 1935, the property includes a basement and private yard on a 0.1-acre lot. Additional features include hardwood, vinyl, and tile flooring; vertical siding; shingle roofing; and zoned natural-gas heating using hot water and steam systems. Public water and public sewer serve the property.
Built in 1935, the property includes a basement and private yard on a 0.1-acre lot. Additional features include hardwood, vinyl, and tile flooring; vertical siding; shingle roofing; and zoned natural-gas heating using hot water and steam systems. Public water and public sewer serve the property.
Key Highlights
- Two‑unit side‑by‑side duplex with both units currently rented
- 3,220 square feet on a 0.1‑acre lot
- Separate gas, electric, and water meters for each unit
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
$24,101
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
8.99%
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%
$482,020
$482.0K
Cap Rate 7%
$344,300
$344.3K
Cap Rate 9%
$267,789
$267.8K
Market Conditions
NOI Build-Up for 3,220 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
$47.5K $14.76/SF
− Vacancy
−$3.7K −$1.15/SF
EGI
$43.8K $13.61/SF
− OpEx
−$19.7K −$6.12/SF
NOI
$24.1K $7.48/SF
Area
Luzerne County, PA
Vacancy
7.80%
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%
$482,020
Cap Rate 7%
$344,300
Cap Rate 9%
$267,789
Alternative Uses
Best Use
Multifamily LT 5
$371.2K
$324.8K – $433.1K
NOI $25,986 @ 7.0% cap · market cap 9.70%
Second Best
Apartment 5plus
$344.3K
$301.3K – $401.7K
NOI $24,101 @ 7.0% cap · market cap 8.99%
Theoretical Best
Office A
$1.02M
$892.6K – $1.19M
NOI $71,407 @ 7.0% cap · market cap 26.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Explore this area
Business Placement
Demographics for 18651, PA
8,723
Population
4,586
Households
1.9
Avg Household Size
41
Median Age
11%
College-Educated
84%
High-School Grad
12.0 sq mi
ZIP Area
727
Density / Sq Mi
$43,639
Median Household Income
$34,673
Median Earnings
$930
Median Rent
$90,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 rented units feature separate gas, electric, and water meters.
Where is this duplex located?
The property is located at 260 E Main Street Plymouth, PA.
What is the asking price?
The asking price for this property is $268,000.
What are key features of this property?
This property features: Two‑unit side‑by‑side duplex with both units currently rented; 3,220 square feet on a 0.1‑acre lot; Separate gas, electric, and water meters for each unit
