Building Details

Stories 2

Listing Agency: Realty Outfitters Show Phone

Listed By: Geoffrey B. Gunn Show Phone

Source: Exprealty

Added: Aug 13 Changed: Aug 21 Last Checked: Aug 22 at 11:39AM

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Investment Insights

Based on property information with market context.

This 1,740-square-foot duplex includes two separate apartments arranged across two levels. The first-floor residence has two bedrooms, while the second-floor apartment has one bedroom. Both units feature modern kitchens and bathrooms, and the property also includes a detached garage.

Tenants are responsible for gas heat, hot water, and electric service. Water and sewer remain the owner’s responsibility. The property is near shopping, entertainment venues, and major transportation routes. The reported cap rate is nearly 8.4% at the current list price, while existing rents are described as below market.

Key Highlights

• Two‑unit duplex totaling 1,740 square feet
• First‑floor 2‑bedroom apartment and second‑floor 1‑bedroom apartment
• Modern kitchens and bathrooms in both apartments

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

$11,503

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

3.84%

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%

$230,060 $230.1K

Cap Rate 7%

$164,329 $164.3K

Cap Rate 9%

$127,811 $127.8K

Market Conditions

NOI Build-Up for 1,740 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

$17.7K $10.20/SF

− Vacancy

−$1.3K −$0.76/SF

EGI

$16.4K $9.44/SF

− OpEx

−$4.9K −$2.83/SF

NOI

$11.5K $6.61/SF

Area

Northampton County, PA

Vacancy

7.41%

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%

$230,060

Cap Rate 7%

$164,329

Cap Rate 9%

$127,811

Alternative Uses

Best Use

Multifamily LT 5

$164.3K

$143.8K – $191.7K (±1% cap)

NOI $11,503 @ 7.0% cap · market cap 3.84%

Second Best

Apartment 5plus

$151.3K

$132.4K – $176.5K (±1% cap)

NOI $10,588 @ 7.0% cap · market cap 3.53%

Theoretical Best

Office A

$330.0K

$288.8K – $385.0K (±1% cap)

NOI $23,102 @ 7.0% cap · market cap 7.70%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Dental Office Law Firm Pharmacy Spa & Massage Center Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

169

Businesses Nearby

Explore this area Business Placement

Demographics for 18017, PA

39,663

Population

16,773

Households

2.4

Avg Household Size

46

Median Age

40%

College-Educated

93%

High-School Grad

16.8 sq mi

ZIP Area

2,361

Density / Sq Mi

$88,946

Median Household Income

$45,618

Median Earnings

$1,535

Median Rent

$310,600

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Separate apartments feature modern kitchens and bathrooms, with tenants covering most utility costs.

Where is this duplex located?

The property is located at 434 Main St Freemansburg, PA.

What is the asking price?

The asking price for this property is $299,900.

What are key features of this property?

This property features: Two‑unit duplex totaling 1,740 square feet; First‑floor 2‑bedroom apartment and second‑floor 1‑bedroom apartment; Modern kitchens and bathrooms in both apartments