Historic Three-Unit
For Sale
$459,000
531 Main St, Gouldsboro, PA 18424
Original woodwork and architectural details remain throughout this multi-unit property.
Property Size3,628 SF
Price / SF$126.52
Days on Market120
Property Features for 531 Main St
General Information
Standard status
Active
Size
3,628 SF
Property subtype
Residential Income
Additional Details
Road Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,935
Listing Agency:
Coldwell Banker Town & Country Properties Moscow
(570) 499-1443
Listed By:
Heather L Kishel · License #RS279133
(570) 499-1443
Source:
Exprealty
Added: May 5
Changed: Aug 30
Last Checked: Aug 31 at 6:31PM
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 Coldwell Banker Town & Country Properties Moscow
Investment Insights
Based on property information with market context.
This historic triplex contains three separate residential units within a 3,628-square-foot property dating to the 1800s. Original woodwork and architectural details remain, providing period character throughout the building. The multi-unit configuration supports separate occupancy arrangements and offers flexibility for residential income use, owner occupancy, or multigenerational living.
The property is situated on Main Street in the center of Gouldsboro, with access to local amenities and major routes. Its historic construction, three-unit layout, and preserved interior details create a distinctive residential asset with potential for restoration and continued income-producing use.
The property is situated on Main Street in the center of Gouldsboro, with access to local amenities and major routes. Its historic construction, three-unit layout, and preserved interior details create a distinctive residential asset with potential for restoration and continued income-producing use.
Key Highlights
- Three separate residential units
- 3,628 square feet of building area
- Historic property dating to the 1800s
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
$39,465
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
8.60%
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%
$789,300
$789.3K
Cap Rate 7%
$563,786
$563.8K
Cap Rate 9%
$438,500
$438.5K
Market Conditions
NOI Build-Up for 3,628 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
$61.0K $16.80/SF
− Vacancy
−$4.6K −$1.26/SF
EGI
$56.4K $15.54/SF
− OpEx
−$16.9K −$4.66/SF
NOI
$39.5K $10.88/SF
Area
Wayne County, PA
Vacancy
7.50%
Lease Rate
$16.80 /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%
$789,300
Cap Rate 7%
$563,786
Cap Rate 9%
$438,500
Alternative Uses
Best Use
Multifamily LT 5
$563.8K
$493.3K – $657.8K
NOI $39,465 @ 7.0% cap · market cap 8.60%
Second Best
Apartment 5plus
$488.3K
$427.3K – $569.7K
NOI $34,182 @ 7.0% cap · market cap 7.45%
Theoretical Best
Office A
$884.7K
$774.1K – $1.03M
NOI $61,926 @ 7.0% cap · market cap 13.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
Explore this area
Business Placement
Demographics for 18424, PA
5,598
Population
4,031
Households
1.4
Avg Household Size
49
Median Age
22%
College-Educated
93%
High-School Grad
81.2 sq mi
ZIP Area
69
Density / Sq Mi
$62,192
Median Household Income
$37,167
Median Earnings
$994
Median Rent
$191,800
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 - Original woodwork and architectural details remain throughout this multi-unit property.
Where is this triplex located?
The property is located at 531 Main St Gouldsboro, PA.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: Three separate residential units; 3,628 square feet of building area; Historic property dating to the 1800s
