Building Details

Year Built 1920

Listing Agency: McDermott Real Estate r***@gmail.com Show Phone

Listed By: Ralph Robert Marranzini · License #RS332464 Show Phone

Source: Compass

Added: Apr 11 Changed: Aug 30 Last Checked: Aug 30 at 10:29AM

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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 McDermott Real Estate

Investment Insights

Based on property information with market context.

This 2,352-square-foot duplex in Girardville, Pennsylvania, contains two two-bedroom, one-bath apartments. Each unit is equipped with electric heat and electric hot water, along with an oven/range and refrigerator. The property was built in 1920 and is designated residential under the stated zoning.

Both apartments are currently occupied, with leases and security deposits in place. The property is offered in its present condition. Located at 304 East Mahanoy Avenue, the duplex is within Schuylkill County and served by the North Schuylkill School District.

Key Highlights

• Two apartments, each with 2 bedrooms and 1 bath
• 2,352 SF duplex built in 1920
• Both units are occupied under leases

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

$13,854

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

8.89%

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%

$277,080 $277.1K

Cap Rate 7%

$197,914 $197.9K

Cap Rate 9%

$153,933 $153.9K

Market Conditions

NOI Build-Up for 2,352 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

$21.2K $9.00/SF

− Vacancy

−$1.4K −$0.59/SF

EGI

$19.8K $8.42/SF

− OpEx

−$5.9K −$2.52/SF

NOI

$13.9K $5.89/SF

Area

Schuylkill County, PA

Vacancy

6.50%

Lease Rate

$9.00 /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%

$277,080

Cap Rate 7%

$197,914

Cap Rate 9%

$153,933

Alternative Uses

Best Use

Multifamily LT 5

$197.9K

$173.2K – $230.9K (±1% cap)

NOI $13,854 @ 7.0% cap · market cap 8.89%

Second Best

Apartment 5plus

$183.8K

$160.9K – $214.5K (±1% cap)

NOI $12,868 @ 7.0% cap · market cap 8.25%

Theoretical Best

Office A

$352.8K

$308.7K – $411.6K (±1% cap)

NOI $24,696 @ 7.0% cap · market cap 15.84%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Auto Repair Shop Auto Parts Store Law Firm Restaurant Grocery & Convenience Store Computer & Electronic Repair

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

2

Residential units

Location Intelligence

Trade Area within ½ mile

70

Businesses Nearby

Explore this area Business Placement

Demographics for 17935, PA

1,528

Population

951

Households

1.6

Avg Household Size

46

Median Age

8%

College-Educated

85%

High-School Grad

5.7 sq mi

ZIP Area

268

Density / Sq Mi

$45,595

Median Household Income

$25,313

Median Earnings

$613

Median Rent

$44,400

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - Both apartments are leased and include electric heat and hot water.

Where is this duplex located?

The property is located at 304 East Mahanoy Avenue Girardville, PA.

What is the asking price?

The asking price for this property is $155,900.

What are key features of this property?

This property features: Two apartments, each with 2 bedrooms and 1 bath; 2,352 SF duplex built in 1920; Both units are occupied under leases