Brick Duplex with Full
New
For Sale
$280,000
838 Packer Street, Easton, PA 18042
ResidentialIncome, Easton, PA
Property Size1,302 SF
Lot Size0.06 Acres
Price / SF$215.05
Days on Market3
Property Features for 838 Packer Street
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Zoning
10CCE
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 3, Bathroom 1
Parking features
On Street
Patio and Porch features
Patio
Subdivision
Not in Development
Elementary school district
Easton
Middle school district
Easton
High school district
Easton
Directions
From Glendon Ave East, make a right on Berwick, right on Packer Street, Property on left. Or use GPS
Standard status
Active
APN
M9NE1D-1-2-0310
Size
1,302 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
3478
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Natural Gas
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Building materials
Brick
Listing Agency:
IronValley RE of Lehigh Valley
(610) 766-7200
Listed By:
Jesse S. Moyer
(610) 737-7030
Added: Sep 10
Last Checked: Sep 12 at 9:06AM
MLS# 784297
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.
This 1,302-square-foot duplex, built in 1900, contains two separate residential units within an all-brick structure. The first-floor residence has one bedroom, one full bathroom, laundry, and access to the full basement for storage. The second-floor unit includes two bedrooms, one full bathroom, and a dedicated laundry room. Window-unit cooling is provided, with electric and natural gas heating.
The property is fully occupied, and tenants pay all utilities. Additional features include a patio, on-street parking, public water, and public sewer. Located at 838 Packer Street in Easton, Pennsylvania, the property sits on a 0.064-acre lot and carries an 8.5% cap rate.
The property is fully occupied, and tenants pay all utilities. Additional features include a patio, on-street parking, public water, and public sewer. Located at 838 Packer Street in Easton, Pennsylvania, the property sits on a 0.064-acre lot and carries an 8.5% cap rate.
Key Highlights
- Fully occupied duplex with 1,302 square feet
- All‑brick construction completed in 1900
- Two units with 1‑bedroom and 2‑bedroom layouts
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 - Fully occupied two-unit property with separate laundry areas, public water, and public sewer.
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 duplex with 1,302 square feet; All‑brick construction completed in 1900; Two units with 1‑bedroom and 2‑bedroom layouts
