Townhouse-Style Duplex with
For Sale
$429,900
416-418 HILLCREST Drive, Edinboro, PA 16412
ResidentialIncome, Edinboro, PA
Property Size2,160 SF
Lot Size0.30 Acres
Price / SF$199.03
Days on Market170
Property Features for 416-418 HILLCREST Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
R-4
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 4, Bathroom 4, Bedroom 2
Parking
4
Elementary school district
General McLane
Middle school district
General McLane
High school district
General McLane
Directions
I79 to Edinboro Exit, 6N east, north on Dundon Rd., left on Hillcrest Dr.
Subdivision
11 - Edin/Frkln Twp/Mckean Twp & Boro/Wash Twp
Standard status
Active
APN
11-008-032.3-011.00
Size
2,160 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6018
Expense value
10000
Expense
SecurityDeposit
Expense freq.
One Time
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
decks
basement
Building Details
Year built
2007
Floors in Building
2
Number of units
2
Building materials
VinylSiding
Roof type
Composition
Architectural style
Other
Listing Agency:
Agresti Real Estate
(814) 459-9400
Listed By:
Jake Scheloske · License #RS318016
(814) 449-7973
Added: Mar 5
Changed: Aug 19
Last Checked: Aug 22 at 9:06PM
MLS# 189819
Copyright © 2026 Greater Erie Board of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This townhouse-style duplex contains two connected residences within 2,160 square feet. Each side has a finished 2-bedroom, 1.5-bath layout, an attached one-car garage, a full basement, and a rear deck. The property was built in 2007 and includes central air, natural-gas forced-air heat, public water, public sewer, vinyl siding, and a composition roof.
Set on a 0.3-acre lot in Edinboro, the duplex is near PennWest Edinboro, shops, restaurants, and everyday amenities. The separate unit arrangement supports both owner-occupancy and leasing configurations, subject to the buyer’s intended use. The adjoining 1-acre R-4 land parcel may also be purchased with the property.
Set on a 0.3-acre lot in Edinboro, the duplex is near PennWest Edinboro, shops, restaurants, and everyday amenities. The separate unit arrangement supports both owner-occupancy and leasing configurations, subject to the buyer’s intended use. The adjoining 1-acre R-4 land parcel may also be purchased with the property.
Key Highlights
- Two‑unit townhouse‑style duplex totaling 2,160 square feet
- Each residence has 2 bedrooms and 1.5 baths
- Attached one‑car garage on each side
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
$14,836
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
3.45%
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%
$296,720
$296.7K
Cap Rate 7%
$211,943
$211.9K
Cap Rate 9%
$164,844
$164.8K
Market Conditions
NOI Build-Up for 2,160 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
$22.0K $10.20/SF
− Vacancy
−$837 −$0.39/SF
EGI
$21.2K $9.81/SF
− OpEx
−$6.4K −$2.94/SF
NOI
$14.8K $6.87/SF
Area
Erie County, PA
Vacancy
3.80%
Lease Rate
$10.20 /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%
$296,720
Cap Rate 7%
$211,943
Cap Rate 9%
$164,844
Alternative Uses
Best Use
Multifamily LT 5
$211.9K
$185.5K – $247.3K
NOI $14,836 @ 7.0% cap · market cap 3.45%
Second Best
Apartment 5plus
$189.6K
$165.9K – $221.3K
NOI $13,275 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$535.9K
$468.9K – $625.2K
NOI $37,511 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 16412, PA
9,292
Population
4,806
Households
1.9
Avg Household Size
40
Median Age
50%
College-Educated
97%
High-School Grad
80.7 sq mi
ZIP Area
115
Density / Sq Mi
$67,659
Median Household Income
$34,061
Median Earnings
$883
Median Rent
$221,900
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 connected residences provide separate living areas, private decks, and basement storage near PennWest Edinboro.
Where is this duplex located?
The property is located at 416-418 HILLCREST Drive Edinboro, PA.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Two‑unit townhouse‑style duplex totaling 2,160 square feet; Each residence has 2 bedrooms and 1.5 baths; Attached one‑car garage on each side
