3-Unit Multifamily
For Sale
$337,000
601-603 W Main St, Plymouth, PA 18651
Three-unit layout with separate electric and heating systems throughout the building.
Property Size3,350 SF
Price / SF$100.60
Days on Market112
Property Features for 601-603 W Main St
General Information
Standard status
Active
Size
3,350 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
3
Building Details
Buildings
1
Listing Agency:
Berkshire Hathaway Home Services Preferred Properties
(570) 840-0152
Listed By:
Thomas Meyer · License #RS346125
Source:
Nepahousehunt
Added: May 11
Changed: Aug 28
Last Checked: Aug 29 at 10:28AM
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 Home Services Preferred Properties
Investment Insights
Based on property information with market context.
This 3,350-square-foot triplex contains three residential units, including a 3-bedroom unit, a 5-bedroom unit, and a vacant first-floor unit. The building provides separate electric service and heating for the units, supporting distinct utility arrangements within the property.
Positioned on a corner lot along Main Street in Plymouth, Pennsylvania, the property offers a straightforward multifamily configuration with a mix of occupied and vacant space. The existing unit layout and separate utilities provide a clear foundation for continued residential use.
Positioned on a corner lot along Main Street in Plymouth, Pennsylvania, the property offers a straightforward multifamily configuration with a mix of occupied and vacant space. The existing unit layout and separate utilities provide a clear foundation for continued residential use.
Key Highlights
- 3,350‑square‑foot triplex with three residential units
- Unit mix includes 3‑bedroom and 5‑bedroom residences
- Vacant first‑floor 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
$27,036
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
8.02%
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%
$540,720
$540.7K
Cap Rate 7%
$386,229
$386.2K
Cap Rate 9%
$300,400
$300.4K
Market Conditions
NOI Build-Up for 3,350 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
$42.2K $12.60/SF
− Vacancy
−$3.6K −$1.07/SF
EGI
$38.6K $11.53/SF
− OpEx
−$11.6K −$3.46/SF
NOI
$27.0K $8.07/SF
Area
Luzerne County, PA
Vacancy
8.50%
Lease Rate
$12.60 /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%
$540,720
Cap Rate 7%
$386,229
Cap Rate 9%
$300,400
Alternative Uses
Best Use
Multifamily LT 5
$386.2K
$338.0K – $450.6K
NOI $27,036 @ 7.0% cap · market cap 8.02%
Second Best
Apartment 5plus
$358.2K
$313.4K – $417.9K
NOI $25,074 @ 7.0% cap · market cap 7.44%
Theoretical Best
Office A
$1.06M
$928.6K – $1.24M
NOI $74,290 @ 7.0% cap · market cap 22.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
148
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?
Triplex - Three-unit layout with separate electric and heating systems throughout the building.
Where is this triplex located?
The property is located at 601-603 W Main St Plymouth, PA.
What is the asking price?
The asking price for this property is $337,000.
What are key features of this property?
This property features: 3,350‑square‑foot triplex with three residential units; Unit mix includes 3‑bedroom and 5‑bedroom residences; Vacant first‑floor unit
