Four-Unit Townhouse-Style
For Sale
$435,000
306 Carver St, Plymouth, PA 18651
Two-story layouts provide separate bedrooms upstairs and individually metered utilities.
Property Size3,654 SF
Price / SF$119.05
Days on Market9
Property Features for 306 Carver St
General Information
Standard status
Active
Size
3,654 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR, 1 x 3BR, 1 x 1BR
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$2,835
Building Details
Buildings
1
Listing Agency:
Iron Valley Real Estate - Coal Region
(570) 929-4873
Listed By:
Ana Rivas Romero
(201) 686-3476
Source:
Exprealty
Added: Sep 8
Changed: Sep 15
Last Checked: Sep 15 at 2:38PM
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 Iron Valley Real Estate - Coal Region
Investment Insights
Based on property information with market context.
Located at 306 Carver St in Plymouth, this 3,654-square-foot quadplex contains four attached, townhouse-style residences. Each unit spans two full floors, with bedrooms positioned upstairs. The building includes eight bedrooms and four bathrooms overall.
The unit mix consists of two two-bedroom residences, one three-bedroom residence, and one one-bedroom residence. Both two-bedroom units are fully occupied. The three-bedroom and one-bedroom units have been updated and are vacant. Separate utility meters serve each residence, while tenants pay electric and water directly. The property combines a multi-unit layout with distinct utility responsibility across the building.
The unit mix consists of two two-bedroom residences, one three-bedroom residence, and one one-bedroom residence. Both two-bedroom units are fully occupied. The three-bedroom and one-bedroom units have been updated and are vacant. Separate utility meters serve each residence, while tenants pay electric and water directly. The property combines a multi-unit layout with distinct utility responsibility across the building.
Key Highlights
- Four attached townhouse‑style units totaling 3,654 square feet
- Eight bedrooms and four bathrooms across the property
- Unit mix includes two 2‑bedroom, one 3‑bedroom, and one 1‑bedroom unit
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
$29,489
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
6.78%
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%
$589,780
$589.8K
Cap Rate 7%
$421,271
$421.3K
Cap Rate 9%
$327,656
$327.7K
Market Conditions
NOI Build-Up for 3,654 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
$46.0K $12.60/SF
− Vacancy
−$3.9K −$1.07/SF
EGI
$42.1K $11.53/SF
− OpEx
−$12.6K −$3.46/SF
NOI
$29.5K $8.07/SF
Area
Luzerne County, PA
Vacancy
8.50%
Lease Rate
$12.60 /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%
$589,780
Cap Rate 7%
$421,271
Cap Rate 9%
$327,656
Alternative Uses
Best Use
Multifamily LT 5
$421.3K
$368.6K – $491.5K
NOI $29,489 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$390.7K
$341.9K – $455.8K
NOI $27,349 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $81,031 @ 7.0% cap · market cap 18.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
306
Businesses Nearby
Explore this area
Business Placement
Demographics for 18651, PA
8,723
Population
4,586
Households
1.9
Avg Household Size
41
Median Age
11%
College-Educated
84%
High-School Grad
12.0 sq mi
ZIP Area
727
Density / Sq Mi
$43,639
Median Household Income
$34,673
Median Earnings
$930
Median Rent
$90,400
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?
Quadplex - Two-story layouts provide separate bedrooms upstairs and individually metered utilities.
Where is this quadplex located?
The property is located at 306 Carver St Plymouth, PA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Four attached townhouse‑style units totaling 3,654 square feet; Eight bedrooms and four bathrooms across the property; Unit mix includes two 2‑bedroom, one 3‑bedroom, and one 1‑bedroom unit
