Four-Unit Student Housing
For Sale
$1,300,000
274 GREENWICH Street, Kutztown, PA 19530
MULTI_FAMILY - KUTZTOWN, PA
Property Size7,280 SF
Lot Size0.33 Acres
Price / SF$178.57
Days on Market50
Property Features for 274 GREENWICH Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
22
Parking features
Parking Lot, Off Street
Elementary school district
KUTZTOWN AREA
Middle school district
KUTZTOWN AREA
High school district
KUTZTOWN AREA
Standard status
Active
Size
7,280 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
20743
Utilities
Cooling system
Central Air
Building Details
Year built
2012
Number of units
4
Building materials
Vinyl Siding
Listing Agency:
Clear Multifamily LLC
(717) 478-1694
Listed By:
Naomi E Brown · License #RM426301
(717) 819-2825
Added: Jul 1
Changed: Aug 14
Last Checked: Aug 19 at 9:06AM
MLS# PABK2074494
Copyright © 2026 Bright MLS. 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 four-unit residential property contains townhome-style layouts with a combined 20 bedrooms and 12 bathrooms. Each residence offers five bedrooms and three bathrooms, along with solid wood doors, hard-surface flooring, central air, and vinyl siding. Built in 2012, the property provides 7,280 square feet across a 0.33-acre site with parking lot and off-street parking.
Located at 274 Greenwich Street in Kutztown, the property sits two blocks from Kutztown University’s main campus. The residences are currently fully leased for the upcoming academic year. Leasing is typically arranged by group, with individual occupants signing separate room leases; academic-year terms and semester payments are part of the current operating structure. The landlord covers utilities and provides internet, while electrical use is subject to a cap with overages billed to residents.
Located at 274 Greenwich Street in Kutztown, the property sits two blocks from Kutztown University’s main campus. The residences are currently fully leased for the upcoming academic year. Leasing is typically arranged by group, with individual occupants signing separate room leases; academic-year terms and semester payments are part of the current operating structure. The landlord covers utilities and provides internet, while electrical use is subject to a cap with overages billed to residents.
Key Highlights
- Four townhome‑style units with a combined 20 bedrooms and 12 bathrooms
- Each unit includes five bedrooms and three bathrooms
- 7,280 square feet on a 0.33‑acre site
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
Location Intelligence
Trade Area within ½ mile
560
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Townhome-style residences support room-by-room leasing near Kutztown University’s main campus.
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 with a combined 20 bedrooms and 12 bathrooms; Each unit includes five bedrooms and three bathrooms; 7,280 square feet on a 0.33‑acre site
