Easton Home with Bonus
For Sale
$182,000
677 Sassafras Street, Easton, PA 18042
MULTI_FAMILY - Easton, PA
Property Size910 SF
Lot Size0.03 Acres
Price / SF$200
Days on Market148
Property Features for 677 Sassafras Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
10RMD
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 1
Parking features
On Street
Subdivision
Not in Development
Elementary school district
Easton
Middle school district
Easton
High school district
Easton
Directions
Northampton St to N 7th St to right on Sassafras.
Standard status
Active
APN
L9NE4C 18 7A 0310
Size
910 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
3402
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Oil
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
1
Building materials
VinylSiding
Listing Agency:
BHHS Paul Ford Easton · Prudential Real Estate
(610) 253-6123
Listed By:
Clay Mitman II · License #RM046330A
(610) 253-6123
Added: Mar 20
Changed: Aug 2
Last Checked: Aug 14 at 12:06PM
MLS# 773595
Copyright © 2026 Greater Lehigh Valley 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.
Located in downtown Easton on a quiet secondary street, this home offers convenient access to downtown amenities. The property features a cozy front living room and a spacious kitchen, leading to a functional mudroom and backyard access. The second floor includes two bedrooms and a full bath. A bonus room on the third floor provides potential for a home office, storage, or additional living space. The property, situated on a 0.025-acre lot, contains 910 square feet of living space. This home is suitable as an investment property, starter home, or for downsizing.
Key Highlights
- 1900‑built home with vinyl siding
- Forced‑air heating with oil fuel
- Public water and public sewer
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
$5,538
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
3.04%
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%
$110,760
$110.8K
Cap Rate 7%
$79,114
$79.1K
Cap Rate 9%
$61,533
$61.5K
Market Conditions
NOI Build-Up for 910 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
$10.9K $12.00/SF
− Vacancy
−$852 −$0.94/SF
EGI
$10.1K $11.06/SF
− OpEx
−$4.5K −$4.98/SF
NOI
$5.5K $6.09/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$12.00 /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%
$110,760
Cap Rate 7%
$79,114
Cap Rate 9%
$61,533
Alternative Uses
Best Use
Apartment 5plus
$79.1K
$69.2K – $92.3K
NOI $5,538 @ 7.0% cap · market cap 3.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$172.6K
$151.0K – $201.4K
NOI $12,082 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,105
Businesses Nearby
Explore this area
Business Placement
Demographics for 18042, PA
44,026
Population
17,932
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
89%
High-School Grad
22.1 sq mi
ZIP Area
1,992
Density / Sq Mi
$75,806
Median Household Income
$40,015
Median Earnings
$1,245
Median Rent
$205,900
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Quaint home in downtown Easton, perfect for investment or downsizing.
Where is this single family property located?
The property is located at 677 Sassafras Street Easton, PA.
What is the asking price?
The asking price for this property is $182,000.
What are key features of this property?
This property features: 1900‑built home with vinyl siding; Forced‑air heating with oil fuel; Public water and public sewer
