Duplex with Fenced
For Sale
$292,000
Pending
46-48 Turner St, Plymouth, PA 18651
Two three-bedroom units feature separate utilities, laundry hookups, porches, and included appliances.
Property Size3,420 SF
Days on Market96
Property Features for 46-48 Turner St
General Information
Standard status
Pending
Size
3,420 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 3BR/1.75BA
Multifamily Units
2
Amenities
front sitting porches
enclosed back porches
privacy fenced yard
patio
washer/dryer
Listing Agency:
Berkshire Hathaway HomeServices Poggi, REALTORS
Listed By:
Eileen Melone, GRI, SRES
Source:
Nepahousehunt
Added: May 29
Changed: Aug 31
Last Checked: Sep 1 at 7:54PM
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 Berkshire Hathaway HomeServices Poggi, REALTORS
Investment Insights
Based on property information with market context.
Located at 46-48 Turner St in Plymouth, this 3,420-square-foot duplex contains two three-bedroom units. Each side includes a walk-up attic, first-floor washer and dryer connections, and appliances. Unit 46 has one full bath plus a three-quarter bath, while Unit 48 includes one full bath. Hardwood floors are reported beneath the carpeting.
Separate front sitting porches with awnings, enclosed rear porches, a privacy-fenced yard, and a patio provide additional usable space. The property also has separate utilities for each unit and has remained with the same family for 70 years.
Separate front sitting porches with awnings, enclosed rear porches, a privacy-fenced yard, and a patio provide additional usable space. The property also has separate utilities for each unit and has remained with the same family for 70 years.
Key Highlights
- 3,420‑square‑foot duplex with two three‑bedroom units
- Unit 46 has 1 full bath and 1 3/4 baths; Unit 48 has 1 full bath
- Separate utilities serving each unit
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
$25,598
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
8.77%
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%
$511,960
$512.0K
Cap Rate 7%
$365,686
$365.7K
Cap Rate 9%
$284,422
$284.4K
Market Conditions
NOI Build-Up for 3,420 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
$50.5K $14.76/SF
− Vacancy
−$3.9K −$1.15/SF
EGI
$46.5K $13.61/SF
− OpEx
−$20.9K −$6.12/SF
NOI
$25.6K $7.48/SF
Area
Luzerne County, PA
Vacancy
7.80%
Lease Rate
$14.76 /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%
$511,960
Cap Rate 7%
$365,686
Cap Rate 9%
$284,422
Alternative Uses
Best Use
Multifamily LT 5
$394.3K
$345.0K – $460.0K
NOI $27,600 @ 7.0% cap · market cap 9.45%
Second Best
Apartment 5plus
$365.7K
$320.0K – $426.6K
NOI $25,598 @ 7.0% cap · market cap 8.77%
Theoretical Best
Office A
$1.08M
$948.0K – $1.26M
NOI $75,842 @ 7.0% cap · market cap 25.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
285
Businesses Nearby
Explore this area
Business Placement
Demographics for 18651, PA
8,723
Population
4,586
Households
1.9
Avg Household Size
41
Median Age
11%
College-Educated
84%
High-School Grad
12.0 sq mi
ZIP Area
727
Density / Sq Mi
$43,639
Median Household Income
$34,673
Median Earnings
$930
Median Rent
$90,400
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 three-bedroom units feature separate utilities, laundry hookups, porches, and included appliances.
Where is this duplex located?
The property is located at 46-48 Turner St Plymouth, PA.
What is the asking price?
The asking price for this property is $292,000.
What are key features of this property?
This property features: 3,420‑square‑foot duplex with two three‑bedroom units; Unit 46 has 1 full bath and 1 3/4 baths; Unit 48 has 1 full bath; Separate utilities serving each unit
