All-Brick
For Sale
$280,000
Pending
838 Packer Street, Easton, PA 18042
Two separate rental residences with individual laundry and basement storage.
Property Size1,302 SF
Days on Market13
Property Features for 838 Packer Street
General Information
Standard status
Pending
Size
1,302 SF
Property subtype
Apartment
Occupancy
100%
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Cap Rate
8.5%
Taxes and HOA fees
Annual Taxes
$3,478
Amenities
in-unit laundry
basement storage
Building Details
Building Size
1,302 SF
Year Built
1900
Construction
brick
Tenancy
Multi
Listing Agency:
IronValley RE of Lehigh Valley
Listed By:
Jesse S. Moyer
(610) 866-6363
Source:
Bhhspaulfordrealtors
Added: Sep 10
Changed: Sep 17
Last Checked: Sep 21 at 7:11AM
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 IronValley RE of Lehigh Valley
Investment Insights
Based on property information with market context.
This 1900-built duplex contains two distinct rental residences within an all-brick structure. The first-floor apartment has 1 bedroom, 1 full bathroom, laundry, and access to the full basement for storage. Upstairs, the second unit provides 2 bedrooms, 1 full bathroom, and a dedicated laundry room.
The property is fully occupied, with tenants responsible for all utilities. Located on Packer Street in Easton’s South Easton area, the building offers an established two-unit configuration and an 8.5% cap rate for buyers evaluating residential income property.
The property is fully occupied, with tenants responsible for all utilities. Located on Packer Street in Easton’s South Easton area, the building offers an established two-unit configuration and an 8.5% cap rate for buyers evaluating residential income property.
Key Highlights
- Fully occupied two‑unit duplex in South Easton
- All‑brick construction with a 1900 build year
- First‑floor unit has 1 bedroom, 1 full bathroom, laundry, and full basement access
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
$8,607
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
3.07%
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%
$172,140
$172.1K
Cap Rate 7%
$122,957
$123.0K
Cap Rate 9%
$95,633
$95.6K
Market Conditions
NOI Build-Up for 1,302 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
$13.3K $10.20/SF
− Vacancy
−$984 −$0.76/SF
EGI
$12.3K $9.44/SF
− OpEx
−$3.7K −$2.83/SF
NOI
$8.6K $6.61/SF
Area
Northampton County, PA
Vacancy
7.41%
Lease Rate
$10.20 /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%
$172,140
Cap Rate 7%
$122,957
Cap Rate 9%
$95,633
Alternative Uses
Best Use
Multifamily LT 5
$123.0K
$107.6K – $143.5K
NOI $8,607 @ 7.0% cap · market cap 3.07%
Second Best
Apartment 5plus
$113.2K
$99.0K – $132.1K
NOI $7,923 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$246.9K
$216.1K – $288.1K
NOI $17,286 @ 7.0% cap · market cap 6.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
303
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate rental residences with individual laundry and basement storage.
Where is this duplex located?
The property is located at 838 Packer Street Easton, PA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Fully occupied two‑unit duplex in South Easton; All‑brick construction with a 1900 build year; First‑floor unit has 1 bedroom, 1 full bathroom, laundry, and full basement access
