Four-Unit Multifamily
For Sale
$649,900
3305 MUNICIPAL DR, Whitehall, PA 18052
Two residential structures provide a flexible small-scale rental configuration with supporting outbuildings on a spacious parcel.
Property Size5,479 SF
Lot Size3.00 Acres
Price / SF$118.62
Days on Market34
Property Features for 3305 MUNICIPAL DR
General Information
Standard status
Active
Size
5,479 SF
Lot size
3.00 Acres
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Listing Agency:
Century 21 Keim Realtors
(610) 395-0393
Listed By:
Loren K Keim · License #RB-045762-L
(610) 395-0393
Source:
Hostetterrealty
Added: Jul 26
Changed: Aug 28
Last Checked: Aug 25 at 9:48AM
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 Century 21 Keim Realtors
Investment Insights
Based on property information with market context.
This multifamily property includes two homes arranged as four income-producing units across a 3-acre parcel. Additional improvements include a barn, garage, and shed/workshop. Recent work includes interior and exterior painting, updated appliances and lighting, replacement windows, and a new support system for the barn. The property was built in 1840.
Located at 3305 Municipal Dr in Whitehall Twp, PA 18052, the property is subject to subdivision approval currently being processed by Whitehall Township. Completion of the sale is contingent on final approval. The barn may provide an additional leasing option, while the existing structures offer flexibility for continued multifamily use.
Located at 3305 Municipal Dr in Whitehall Twp, PA 18052, the property is subject to subdivision approval currently being processed by Whitehall Township. Completion of the sale is contingent on final approval. The barn may provide an additional leasing option, while the existing structures offer flexibility for continued multifamily use.
Key Highlights
- Four income‑producing units arranged within two homes
- 3‑acre parcel with a barn, garage, and shed/workshop
- Recent interior and exterior paint, updated appliances and lighting
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
$32,007
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
4.92%
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%
$640,140
$640.1K
Cap Rate 7%
$457,243
$457.2K
Cap Rate 9%
$355,633
$355.6K
Market Conditions
NOI Build-Up for 5,479 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
$63.1K $11.52/SF
− Vacancy
−$4.9K −$0.90/SF
EGI
$58.2K $10.62/SF
− OpEx
−$26.2K −$4.78/SF
NOI
$32.0K $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%
$640,140
Cap Rate 7%
$457,243
Cap Rate 9%
$355,633
Alternative Uses
Best Use
Apartment 5plus
$457.2K
$400.1K – $533.5K
NOI $32,007 @ 7.0% cap · market cap 4.92%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$805.7K
$705.0K – $940.0K
NOI $56,399 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
Explore this area
Business Placement
Demographics for 18052, PA
29,317
Population
12,193
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
92%
High-School Grad
12.8 sq mi
ZIP Area
2,290
Density / Sq Mi
$69,499
Median Household Income
$39,491
Median Earnings
$1,387
Median Rent
$247,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Multifamily property - Two residential structures provide a flexible small-scale rental configuration with supporting outbuildings on a spacious parcel.
Where is this multifamily property located?
The property is located at 3305 MUNICIPAL DR Whitehall, PA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Four income‑producing units arranged within two homes; 3‑acre parcel with a barn, garage, and shed/workshop; Recent interior and exterior paint, updated appliances and lighting
