Multi-Unit Apartment Building With Salon
For Sale
$589,000
480 N Main Street, Archbald, PA 18403
MULTI_FAMILY - Archbald, PA
Property Size4,845 SF
Lot Size0.09 Acres
Price / SF$121.57
Days on Market50
Property Features for 480 N Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
8
Bathrooms
7
Full bathrooms
7
Rooms
Bathroom 3, Bedroom 1, Bedroom 3, Bedroom 8, Bathroom 7, Bedroom 5, Bedroom 6, Bathroom 4, Bathroom 6, Bathroom 1, Basement, Bedroom 2, Bedroom 7, Bathroom 5, Bathroom 2, Bedroom 4
Parking
2
Spa
1
Elementary school district
Valley View
Middle school district
Valley View
High school district
Valley View
Subdivision
Archbald Borough
Standard status
Active
APN
09513010024
Size
4,845 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
0.085A E & S Barrett Sub L 2 W-01 B-419 L-480
Tax Annual Amount
5610
Legal Description
0.085A E & S Barrett Sub L 2 W-01 B-419 L-480
Utilities
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Number of units
6
Listing Agency:
exp Realty, LLC - Philadelphia
(888) 397-7352
Listed By:
Alexsis McGhee · License #RS366599
(888) 397-7352
Added: Jun 22
Changed: Aug 4
Last Checked: Aug 10 at 6:06AM
MLS# PM-142472
Copyright © 2026 Pocono Mountains Association of Realtors. 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.
Multi-unit apartment building at 480 N Main Street in Archbald, PA, featuring a total of 6 units and a long-term salon tenant on the commercial level. The residential mix includes one-, two-, and three-bedroom apartments. The property is described as fully occupied.
Built in 1930, the building sits on a 0.09-acre lot with a total property size of 4,845 square feet. Water service is public. Several tenants are noted as paying their own electric.
Recent capital improvements include a new roof installed in 2021, all units renovated in 2021, and a new furnace added in 2025.
Built in 1930, the building sits on a 0.09-acre lot with a total property size of 4,845 square feet. Water service is public. Several tenants are noted as paying their own electric.
Recent capital improvements include a new roof installed in 2021, all units renovated in 2021, and a new furnace added in 2025.
Key Highlights
- 6‑unit apartment building with a long‑term salon tenant on the commercial level
- Fully occupied property with one-, two-, and three‑bedroom apartment mix
- New roof in 2021
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
$37,352
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
6.34%
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%
$747,040
$747.0K
Cap Rate 7%
$533,600
$533.6K
Cap Rate 9%
$415,022
$415.0K
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
$72.1K $14.88/SF
− Vacancy
−$4.2K −$0.86/SF
EGI
$67.9K $14.02/SF
− OpEx
−$30.6K −$6.31/SF
NOI
$37.4K $7.71/SF
Area
Lackawanna County, PA
Vacancy
5.80%
Lease Rate
$14.88 /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%
$747,040
Cap Rate 7%
$533,600
Cap Rate 9%
$415,022
Alternative Uses
Best Use
Apartment 5plus
$533.6K
$466.9K – $622.5K
NOI $37,352 @ 7.0% cap · market cap 6.34%
Second Best
—
—
no second resolved use
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?
Apartment building - 6-unit apartment building with a long-term salon tenant and recent roof, renovation, and furnace updates.
Where is this apartment building located?
The property is located at 480 N Main Street 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: 6‑unit apartment building with a long‑term salon tenant on the commercial level; Fully occupied property with one-, two-, and three‑bedroom apartment mix; New roof in 2021
