End-Unit Duplex with
For Sale
$360,000
28 N 13th Street, Allentown, PA 18102
ResidentialIncome, Allentown City, PA
Property Size2,835 SF
Lot Size0.08 Acres
Price / SF$126.98
Days on Market20
Property Features for 28 N 13th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-H High Density Resident
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 4, Bathroom 3, Bathroom 1, Bathroom 2, Bedroom 5, Bedroom 2, Bedroom 1
Parking
2
Parking features
Garage
Subdivision
Not in Development
Elementary school district
Allentown
Middle school district
Allentown
High school district
Allentown
Directions
W Hamilton Street, Left onto N 13th Street
Standard status
Active
APN
5496795327131
Size
2,835 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
3806
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Electric (Heating)
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1900
Floors in Building
3
Number of units
2
Building materials
Brick
Listing Agency:
BetterHomes&GardensRE/Cassidon
(610) 882-3135
Listed By:
Marcie Purcell · License #AB069308
(215) 534-2539
Added: Sep 2
Changed: Sep 19
Last Checked: Sep 21 at 9:06PM
MLS# 783829
Copyright © 2026 Greater Lehigh Valley 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 2,835-square-foot brick duplex occupies a 0.079-acre lot and was built in 1900. The first-floor apartment offers two bedrooms, one and a half bathrooms, basement access, and an associated garage. The upper residence spans the second and third floors, with three bedrooms, a full bathroom, a living room, an enclosed porch, and exterior access.
The remodeled upper unit includes an eat-in kitchen with new cabinetry, tile backsplash, quartz countertops, stainless steel appliances, and a stackable washer and dryer. Vinyl plank flooring runs throughout the apartment. A detached two-car garage provides additional parking and storage capacity. The property uses baseboard and electric heat, window-unit cooling, public water, and public sewer, and is zoned R-H High Density Resident.
The remodeled upper unit includes an eat-in kitchen with new cabinetry, tile backsplash, quartz countertops, stainless steel appliances, and a stackable washer and dryer. Vinyl plank flooring runs throughout the apartment. A detached two-car garage provides additional parking and storage capacity. The property uses baseboard and electric heat, window-unit cooling, public water, and public sewer, and is zoned R-H High Density Resident.
Key Highlights
- 2,835 SF duplex on a 0.079‑acre lot
- End‑unit brick construction built in 1900
- First‑floor unit includes 2 bedrooms, 1.5 bathrooms, basement access, and a garage
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
$29,738
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
8.26%
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%
$594,760
$594.8K
Cap Rate 7%
$424,829
$424.8K
Cap Rate 9%
$330,422
$330.4K
Market Conditions
NOI Build-Up for 2,835 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
$45.9K $16.20/SF
− Vacancy
−$3.4K −$1.22/SF
EGI
$42.5K $14.99/SF
− OpEx
−$12.7K −$4.50/SF
NOI
$29.7K $10.49/SF
Area
Allentown, PA
Vacancy
7.50%
Lease Rate
$16.20 /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%
$594,760
Cap Rate 7%
$424,829
Cap Rate 9%
$330,422
Alternative Uses
Best Use
Multifamily LT 5
$424.8K
$371.7K – $495.6K
NOI $29,738 @ 7.0% cap · market cap 8.26%
Second Best
Apartment 5plus
$373.7K
$327.0K – $436.0K
NOI $26,158 @ 7.0% cap · market cap 7.27%
Theoretical Best
Specialty Retail
$557.0K
$487.3K – $649.8K
NOI $38,987 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,815
Businesses Nearby
Explore this area
Business Placement
Demographics for 18102, PA
51,567
Population
18,788
Households
2.7
Avg Household Size
32
Median Age
11%
College-Educated
76%
High-School Grad
3.0 sq mi
ZIP Area
17,189
Density / Sq Mi
$40,681
Median Household Income
$29,501
Median Earnings
$1,224
Median Rent
$146,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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 - Brick two-unit property with a remodeled upper apartment, detached garage space, and public water and sewer.
Where is this duplex located?
The property is located at 28 N 13th Street Allentown, PA.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: 2,835 SF duplex on a 0.079‑acre lot; End‑unit brick construction built in 1900; First‑floor unit includes 2 bedrooms, 1.5 bathrooms, basement access, and a garage
