Two-Unit Duplex with Flexible
For Sale
$225,000
607 S Valley Ave, Olyphant, PA 18447
Two residential units offer distinct floor plans for owner occupancy, rental use, or multigenerational living.
Property Size1,992 SF
Price / SF$112.95
Days on Market220
Property Features for 607 S Valley Ave
General Information
Standard status
Active
Size
1,992 SF
Property subtype
Residential Income
Property Condition
Severity
Repairs Needed
Evidence
needs some cosmetic sprucing and updates
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,487
Listing Agency:
Davis R. Chant - Lake Wallenpaupack
(570) 470-4658
Listed By:
William Clauss · License #AB068616
(570) 470-4658
Source:
Exprealty
Added: Jan 23
Changed: Aug 29
Last Checked: Aug 30 at 8:40PM
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 Davis R. Chant - Lake Wallenpaupack
Investment Insights
Based on property information with market context.
This duplex contains two separate residential units on one lot. The larger residence spans two stories, with a living room, dining room, and kitchen on the main level, plus three bedrooms and a full bathroom upstairs. The second unit is a ranch-style residence with one bedroom, an eat-in kitchen, and two additional living or dining areas.
The property offers 1,992 square feet and requires cosmetic updates, including paint, flooring, and other minor improvements. Its location in Olyphant places the property near local shopping, dining, employment hubs, and entertainment, while also being within the Mid-Valley School District.
The property offers 1,992 square feet and requires cosmetic updates, including paint, flooring, and other minor improvements. Its location in Olyphant places the property near local shopping, dining, employment hubs, and entertainment, while also being within the Mid-Valley School District.
Key Highlights
- Two residential units on a single lot
- Unit 1 includes 3 bedrooms and a two‑story floor plan
- Unit 2 features 1 bedroom and a ranch‑style layout
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
$16,427
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
7.30%
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%
$328,540
$328.5K
Cap Rate 7%
$234,671
$234.7K
Cap Rate 9%
$182,522
$182.5K
Market Conditions
NOI Build-Up for 1,992 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
$25.1K $12.60/SF
− Vacancy
−$1.6K −$0.82/SF
EGI
$23.5K $11.78/SF
− OpEx
−$7.0K −$3.53/SF
NOI
$16.4K $8.25/SF
Area
Lackawanna County, PA
Vacancy
6.50%
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%
$328,540
Cap Rate 7%
$234,671
Cap Rate 9%
$182,522
Alternative Uses
Best Use
Multifamily LT 5
$234.7K
$205.3K – $273.8K
NOI $16,427 @ 7.0% cap · market cap 7.30%
Second Best
Apartment 5plus
$219.4K
$192.0K – $256.0K
NOI $15,357 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$505.6K
$442.4K – $589.9K
NOI $35,392 @ 7.0% cap · market cap 15.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
372
Businesses Nearby
Explore this area
Business Placement
Demographics for 18447, PA
10,362
Population
4,799
Households
2.2
Avg Household Size
45
Median Age
28%
College-Educated
96%
High-School Grad
19.9 sq mi
ZIP Area
521
Density / Sq Mi
$64,276
Median Household Income
$42,470
Median Earnings
$971
Median Rent
$194,600
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 residential units offer distinct floor plans for owner occupancy, rental use, or multigenerational living.
Where is this duplex located?
The property is located at 607 S Valley Ave Olyphant, PA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two residential units on a single lot; Unit 1 includes 3 bedrooms and a two‑story floor plan; Unit 2 features 1 bedroom and a ranch‑style layout
