Building Details

Building Size 1,368 SF

Year Built 1974

Listing Agency: RE/MAX Real Estate

Listed By: Howard C. Schaeffer · License #RS277208 Show Phone

Source: Bhhspaulfordrealtors

Added: Sep 13 Last Checked: Sep 13 at 3:07PM

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Investment Insights

Based on property information with market context.

Built in 1974, this two-level residential income property features two bedrooms and 2.5 baths. The first floor includes a kitchen connected to the dining area, a large living room, and a front patio. Upstairs, both bedrooms have walk-in closets and their own full baths. Updates have been made throughout the home.

The property is located at the front of the Fairways at Brookside community, providing convenient entry and exit. Community amenities include an outdoor pool and tennis courts. The HOA covers water, sewer, snow removal, lawn care, trash service, exterior maintenance, and use of the community amenities.

Key Highlights

• Two‑bedroom, 2.5‑bath residence built in 1974
• Both upstairs bedrooms include walk‑in closets and private full baths
• First‑floor kitchen, dining area, living room, and front patio

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

$7,992

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

2.86%

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%

$159,840 $159.8K

Cap Rate 7%

$114,171 $114.2K

Cap Rate 9%

$88,800 $88.8K

Market Conditions

NOI Build-Up for 1,368 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

$15.8K $11.52/SF

− Vacancy

−$1.2K −$0.90/SF

EGI

$14.5K $10.62/SF

− OpEx

−$6.5K −$4.78/SF

NOI

$8.0K $5.84/SF

Area

Lehigh County, PA

Vacancy

7.80%

Lease Rate

$11.52 /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%

$159,840

Cap Rate 7%

$114,171

Cap Rate 9%

$88,800

Alternative Uses

Best Use

Apartment 5plus

$114.2K

$99.9K – $133.2K (±1% cap)

NOI $7,992 @ 7.0% cap · market cap 2.86%

Second Best

—

—

no second resolved use

Theoretical Best

Mixed Use

$201.2K

$176.0K – $234.7K (±1% cap)

NOI $14,082 @ 7.0% cap · market cap 5.05%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Residential income properties

Suggested Use

Top Pick Real Estate Agency Restaurant Auto Repair Shop Pharmacy Hair Salon Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

Location Intelligence

Trade Area within ½ mile

77

Businesses Nearby

Explore this area Business Placement

Demographics for 18062, PA

25,802

Population

10,353

Households

2.5

Avg Household Size

44

Median Age

48%

College-Educated

96%

High-School Grad

21.0 sq mi

ZIP Area

1,229

Density / Sq Mi

$107,245

Median Household Income

$54,203

Median Earnings

$1,828

Median Rent

$364,300

Median Home Value

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Residential income property - Two-level residence with updated interiors, private patio, and community amenities maintained through the HOA.

Where is this residential income property located?

The property is located at 2876 Aronimink Place Macungie, PA.

What is the asking price?

The asking price for this property is $279,000.

What are key features of this property?

This property features: Two‑bedroom, 2.5‑bath residence built in 1974; Both upstairs bedrooms include walk‑in closets and private full baths; First‑floor kitchen, dining area, living room, and front patio