South Scranton Triplex Investment
For Sale
$289,900
Pending
433 Willow Street, Scranton, PA 18505
Well-maintained three-unit property in South Scranton with updated utilities.
Property Size2,200 SF
Days on Market106
Property Features for 433 Willow Street
General Information
Standard status
Pending
Size
2,200 SF
Property subtype
Residential Income / Multi Family
Zoning
Multi-Family
Taxes and HOA fees
Annual Taxes
$5,152
Amenities
Electric, Natural Gas
2
Tile, Wood
No
Dishwasher, Refrigerator, Electric Oven
3
5
Eat-in Kitchen
Stone
3.00
Two
Shingle
.00
Building Details
Year Built
1940
Buildings
1
Listing Agency:
Iron Valley R E Northeast
(610) 826-2232
Listed By:
Albert L. Barone · License #RS351000
(610) 826-2232
Source:
Compass
Added: May 15
Changed: Aug 23
Last Checked: Aug 26 at 1:37PM
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 R E Northeast
Investment Insights
Based on property information with market context.
Located in the heart of South Scranton, this well-maintained three-unit property presents a significant investment opportunity. The property features updated and separated utilities, offering convenience and efficiency with separate utilities for each unit. Two units are currently rented, providing immediate income. One vacant unit offers an opportunity for an owner-occupant or additional rental income. Updated utilities throughout include two newer water heaters. The property has been well cared for over the years. The building has a residential area of 2,010 square feet. The property is conveniently located close to shopping, restaurants, schools, and downtown Scranton. The property size is 2,200 square feet.
Key Highlights
- Separated Utilities: Each unit has its own utilities.
- Income Potential: Two units are currently rented, providing immediate income.
- Owner‑Occupant Opportunity: One vacant unit allows for immediate occupancy.
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
$18,143
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
6.26%
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%
$362,860
$362.9K
Cap Rate 7%
$259,186
$259.2K
Cap Rate 9%
$201,589
$201.6K
Market Conditions
NOI Build-Up for 2,200 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
$27.7K $12.60/SF
− Vacancy
−$1.8K −$0.82/SF
EGI
$25.9K $11.78/SF
− OpEx
−$7.8K −$3.53/SF
NOI
$18.1K $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%
$362,860
Cap Rate 7%
$259,186
Cap Rate 9%
$201,589
Alternative Uses
Best Use
Multifamily LT 5
$259.2K
$226.8K – $302.4K
NOI $18,143 @ 7.0% cap · market cap 6.26%
Second Best
Apartment 5plus
$242.3K
$212.0K – $282.7K
NOI $16,961 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$558.4K
$488.6K – $651.5K
NOI $39,088 @ 7.0% cap · market cap 13.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,362
Businesses Nearby
Explore this area
Business Placement
Demographics for 18505, PA
20,982
Population
9,996
Households
2.1
Avg Household Size
39
Median Age
26%
College-Educated
87%
High-School Grad
8.8 sq mi
ZIP Area
2,384
Density / Sq Mi
$52,599
Median Household Income
$34,155
Median Earnings
$954
Median Rent
$139,800
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?
Triplex - Well-maintained three-unit property in South Scranton with updated utilities.
Where is this triplex located?
The property is located at 433 Willow Street Scranton, PA.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Separated Utilities: Each unit has its own utilities.; Income Potential: Two units are currently rented, providing immediate income.; Owner‑Occupant Opportunity: One vacant unit allows for immediate occupancy.
