Building Details

Year Built 1928

Buildings 1

Listing Agency: Realty One Group Next Door

Listed By: Doreen Jean Emory · License #RS352691 Show Phone

Source: Poconohomessearch

Added: Sep 5 Changed: Sep 17 Last Checked: Sep 17 at 2:51AM

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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 Realty One Group Next Door

Investment Insights

Based on property information with market context.

This duplex at 660-662 Spruce St in Kulpmont, PA, contains approximately 3,774 square feet across two residential units. The property sits on a combined 0.164-acre lot and includes a detached 2-car garage and pool. Built in 1928, the building has received numerous improvements during the current ownership, while remaining work is needed. The sale is offered as-is.

The layout supports separate occupancy of the two units, making the property suitable for an owner who wants to occupy one residence while leasing the other, or for continued use as a two-unit rental property. The surrounding area offers access to shopping, parks, recreation, arts and culture, and other local attractions.

Key Highlights

• Approximately 3,774 total square feet across two residential units
• Combined 0.164‑acre lot in Kulpmont, PA
• Detached 2‑car garage and pool included

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

$26,084

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

8.99%

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%

$521,680 $521.7K

Cap Rate 7%

$372,629 $372.6K

Cap Rate 9%

$289,822 $289.8K

Market Conditions

NOI Build-Up for 3,774 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

$50.7K $13.44/SF

− Vacancy

−$3.3K −$0.87/SF

EGI

$47.4K $12.57/SF

− OpEx

−$21.3K −$5.65/SF

NOI

$26.1K $6.91/SF

Area

Northumberland County, PA

Vacancy

6.50%

Lease Rate

$13.44 /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%

$521,680

Cap Rate 7%

$372,629

Cap Rate 9%

$289,822

Alternative Uses

Best Use

Multifamily LT 5

$403.7K

$353.2K – $471.0K (±1% cap)

NOI $28,258 @ 7.0% cap · market cap 9.74%

Second Best

Apartment 5plus

$372.6K

$326.1K – $434.7K (±1% cap)

NOI $26,084 @ 7.0% cap · market cap 8.99%

Theoretical Best

Warehouse

$4.59M

$4.02M – $5.36M (±1% cap)

NOI $321,452 @ 7.0% cap · market cap 110.85%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Law Firm Building Supply Hair Salon HVAC Service Furniture & Home Goods Garden Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

163

Businesses Nearby

Explore this area Business Placement

Demographics for 17834, PA

3,411

Population

1,669

Households

2

Avg Household Size

49

Median Age

19%

College-Educated

94%

High-School Grad

5.6 sq mi

ZIP Area

609

Density / Sq Mi

$58,750

Median Household Income

$43,576

Median Earnings

$807

Median Rent

$86,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Duplex with Detached Garage

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Frequently Asked Questions

What type of property is this?

Duplex - Two residential units are accompanied by a detached garage, pool, and prior property improvements.

Where is this duplex located?

The property is located at 660-662 Spruce St Kulpmont, PA.

What is the asking price?

The asking price for this property is $289,999.

What are key features of this property?

This property features: Approximately 3,774 total square feet across two residential units; Combined 0.164‑acre lot in Kulpmont, PA; Detached 2‑car garage and pool included