Townhome-Style Student Housing
For Sale
$1,300,000
274 Greenwich Street, Kutztown, PA 19530
2012-built quadplex with four townhome-style units totaling 20 bedrooms and 12 bathrooms.
Property Size7,280 SF
Price / SF$178.57
Days on Market90
Property Features for 274 Greenwich Street
General Information
Standard status
Active
Size
7,280 SF
Property subtype
Multi-family
Occupancy
100%
Lease Term
[]
Additional Details
Multifamily Units
4
Building Details
Year Built
2012
Tenancy
Multi
Listing Agency:
Capstone Commercial
Listed By:
Naomi E Brown · License #RM426301
(717) 819-2825
Source:
Deepcreeklake
Added: Jun 8
Changed: Sep 4
Last Checked: Sep 5 at 9:15AM
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 Capstone Commercial
Investment Insights
Based on property information with market context.
Built in 2012, this four-unit quadplex features townhome-style layouts with five bedrooms and three bathrooms per unit. The units include solid wood doors and hard-surface flooring throughout, designed for durable, low-maintenance day-to-day living.
Located at 274–306 Greenwich Street in Kutztown, PA, the property is positioned about two blocks from the main campus of Kutztown University. The building is currently fully leased for the upcoming academic year.
Operating details reflect student lease structure: leases are academic-year and typically arranged collectively, with each occupant signing a separate room lease. The landlord provides utilities including Boro-funded internet under an electrical cap arrangement, with electrical overage billed back to residents and rent paid per semester up front in full before the semester starts.
Located at 274–306 Greenwich Street in Kutztown, PA, the property is positioned about two blocks from the main campus of Kutztown University. The building is currently fully leased for the upcoming academic year.
Operating details reflect student lease structure: leases are academic-year and typically arranged collectively, with each occupant signing a separate room lease. The landlord provides utilities including Boro-funded internet under an electrical cap arrangement, with electrical overage billed back to residents and rent paid per semester up front in full before the semester starts.
Key Highlights
- Four townhome‑style units built in 2012 with 20 bedrooms and 12 bathrooms total
- Two blocks from Kutztown University main campus
- Fully leased for the upcoming academic year
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
$71,770
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
5.52%
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%
$1,435,400
$1.4M
Cap Rate 7%
$1,025,286
$1.0M
Cap Rate 9%
$797,444
$797.4K
Market Conditions
NOI Build-Up for 7,280 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
$106.6K $14.64/SF
− Vacancy
−$4.1K −$0.56/SF
EGI
$102.5K $14.08/SF
− OpEx
−$30.8K −$4.23/SF
NOI
$71.8K $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%
$1,435,400
Cap Rate 7%
$1,025,286
Cap Rate 9%
$797,444
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$897.1K – $1.20M
NOI $71,770 @ 7.0% cap · market cap 5.52%
Second Best
Apartment 5plus
$896.2K
$784.1K – $1.05M
NOI $62,731 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.20M
$1.05M – $1.39M
NOI $83,656 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
475
Businesses Nearby
Explore this area
Business Placement
Demographics for 19530, PA
14,830
Population
4,921
Households
3
Avg Household Size
30
Median Age
34%
College-Educated
93%
High-School Grad
54.6 sq mi
ZIP Area
272
Density / Sq Mi
$74,138
Median Household Income
$20,122
Median Earnings
$1,158
Median Rent
$265,000
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?
Quadplex - 2012-built quadplex with four townhome-style units totaling 20 bedrooms and 12 bathrooms.
Where is this quadplex located?
The property is located at 274 Greenwich Street Kutztown, PA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Four townhome‑style units built in 2012 with 20 bedrooms and 12 bathrooms total; Two blocks from Kutztown University main campus; Fully leased for the upcoming academic year
