Two-Unit Duplex with Covered
For Sale
$285,000
Pending
409 Butler St, Dunmore, PA 18512
Two residential units provide distinct bedroom layouts, individual laundry areas, separate electric, and off-street parking.
Property Size2,120 SF
Days on Market42
Property Features for 409 Butler St
General Information
Standard status
Pending
Size
2,120 SF
Total Parking Spaces
1
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$2,960
Amenities
covered front porch
large backyard
small patio
washer/dryer area
Building Details
Buildings
1
Listing Agency:
C21 Jack Ruddy Real Estate
(570) 983-7434
Listed By:
Connie L Seagraves
(570) 983-7434
Source:
Exprealty
Added: Jul 13
Changed: Aug 21
Last Checked: Aug 23 at 5:36AM
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 C21 Jack Ruddy Real Estate
Investment Insights
Based on property information with market context.
This 2,120-square-foot duplex includes two residential units with distinct layouts. The first floor has 2 bedrooms and 1 bath, along with new vinyl flooring and fresh paint. The second floor offers 3 bedrooms and 1 bath with recently cleaned carpeting. Both units have dedicated washer/dryer areas, and the property includes a covered front porch, small patio, large backyard, and a 1-car garage. Ample off-street parking adds to the on-site functionality.
The building has separate electric service for each unit. The landlord pays heat, sewer, and water. The property was family occupied and has no rental history.
The building has separate electric service for each unit. The landlord pays heat, sewer, and water. The property was family occupied and has no rental history.
Key Highlights
- 2,120 SF duplex with 2 residential units
- First floor offers 2 bedrooms, 1 bath, new vinyl floors, and fresh paint
- Second floor includes 3 bedrooms, 1 bath, and freshly cleaned carpeting
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
$17,483
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
6.13%
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%
$349,660
$349.7K
Cap Rate 7%
$249,757
$249.8K
Cap Rate 9%
$194,256
$194.3K
Market Conditions
NOI Build-Up for 2,120 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
$26.7K $12.60/SF
− Vacancy
−$1.7K −$0.82/SF
EGI
$25.0K $11.78/SF
− OpEx
−$7.5K −$3.53/SF
NOI
$17.5K $8.25/SF
Area
Lackawanna County, PA
Vacancy
6.50%
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%
$349,660
Cap Rate 7%
$249,757
Cap Rate 9%
$194,256
Alternative Uses
Best Use
Multifamily LT 5
$249.8K
$218.5K – $291.4K
NOI $17,483 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$233.5K
$204.3K – $272.4K
NOI $16,344 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$538.1K
$470.8K – $627.8K
NOI $37,667 @ 7.0% cap · market cap 13.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
869
Businesses Nearby
Explore this area
Business Placement
Demographics for 18512, PA
12,081
Population
6,272
Households
1.9
Avg Household Size
44
Median Age
29%
College-Educated
92%
High-School Grad
11.3 sq mi
ZIP Area
1,069
Density / Sq Mi
$63,097
Median Household Income
$43,249
Median Earnings
$927
Median Rent
$173,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units provide distinct bedroom layouts, individual laundry areas, separate electric, and off-street parking.
Where is this duplex located?
The property is located at 409 Butler St Dunmore, PA.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: 2,120 SF duplex with 2 residential units; First floor offers 2 bedrooms, 1 bath, new vinyl floors, and fresh paint; Second floor includes 3 bedrooms, 1 bath, and freshly cleaned carpeting
