Fully Occupied Mixed-Use
For Sale
$589,000
480 N Main St, Archbald, PA 18403
Commercial space and five apartments combine in one income-producing building.
Property Size4,845 SF
Price / SF$121.57
Days on Market52
Property Features for 480 N Main St
General Information
Standard status
Active
Size
4,845 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Gross Income
$76,800
Multifamily Units
5
Taxes and HOA fees
Annual Taxes
$5,610
Building Details
Year Renovated
2021
Buildings
1
Tenancy
Multi
Listing Agency:
EXP Realty LLC
(570) 520-8867
Listed By:
Alexsis McGhee · License #RS366599
(570) 520-8867
Source:
Exprealty
Added: Jun 24
Changed: Aug 13
Last Checked: Aug 13 at 7:13AM
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 EXP Realty LLC
Investment Insights
Based on property information with market context.
This 4,845-square-foot mixed-use building contains six units, including a commercial-level salon and five residential apartments. The apartments include one-, two-, and three-bedroom layouts, creating a varied residential mix within the property. The building is fully occupied, and several tenants pay their own electric service.
Recent improvements include a new roof completed in 2021, renovations to all units in 2021, and a new furnace installed in 2025. Located at 480 N Main St in Archbald, PA, the property combines commercial and residential occupancy in a single building.
Recent improvements include a new roof completed in 2021, renovations to all units in 2021, and a new furnace installed in 2025. Located at 480 N Main St in Archbald, PA, the property combines commercial and residential occupancy in a single building.
Key Highlights
- Fully occupied six‑unit mixed‑use building
- 4,845 SF building with one commercial unit and five apartments
- Residential unit mix includes one-, two-, and three‑bedroom 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
$49,056
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
8.33%
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%
$981,120
$981.1K
Cap Rate 7%
$700,800
$700.8K
Cap Rate 9%
$545,067
$545.1K
Market Conditions
NOI Build-Up for 4,845 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
$87.2K $18.00/SF
− Vacancy
−$8.7K −$1.80/SF
EGI
$78.5K $16.20/SF
− OpEx
−$29.4K −$6.07/SF
NOI
$49.1K $10.13/SF
Area
Lackawanna County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$981,120
Cap Rate 7%
$700,800
Cap Rate 9%
$545,067
Alternative Uses
Best Use
Mixed Use
$700.8K
$613.2K – $817.6K
NOI $49,056 @ 7.0% cap · market cap 8.33%
Second Best
Apartment 5plus
$533.6K
$466.9K – $622.5K
NOI $37,352 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$1.23M
$1.08M – $1.43M
NOI $86,083 @ 7.0% cap · market cap 14.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Explore this area
Business Placement
Demographics for 18403, PA
7,369
Population
3,108
Households
2.4
Avg Household Size
45
Median Age
33%
College-Educated
92%
High-School Grad
19.2 sq mi
ZIP Area
384
Density / Sq Mi
$76,401
Median Household Income
$42,238
Median Earnings
$940
Median Rent
$212,900
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?
Mixed-use property - Commercial space and five apartments combine in one income-producing building.
Where is this mixed-use property located?
The property is located at 480 N Main St Archbald, PA.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: Fully occupied six‑unit mixed‑use building; 4,845 SF building with one commercial unit and five apartments; Residential unit mix includes one-, two-, and three‑bedroom apartments
