Two-Unit Duplex with Separate
For Sale
$250,000
Pending
87-89 Custer St, Wilkes Barre, PA 18702
Updated interiors include hardwood flooring and tile in the kitchens and bathrooms.
Property Size2,158 SF
Days on Market302
Property Features for 87-89 Custer St
General Information
Standard status
Pending
Size
2,158 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1935
Listing Agency:
RPA Real Estate
Listed By:
Randy B. Hockman · License #RS214261L
Source:
Nepahousehunt
Added: Nov 2, 2025
Changed: Aug 29
Last Checked: Aug 29 at 2:29PM
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 RPA Real Estate
Investment Insights
Based on property information with market context.
This two-unit duplex contains 2,158 SF and has separate utility service for each residence. Interior improvements completed a few years ago include new hardwood flooring, tile in the kitchens and bathrooms, and updates to the plumbing and electrical systems. The kitchen serving the 87 side has also been painted since the available photographs were taken.
Built in 1935, the property is located at 87-89 Custer St in Wilkes-Barre, Pennsylvania. The 87 side is currently rented, and showings require 24 to 48 hours of advance notice so the tenant can be notified.
Built in 1935, the property is located at 87-89 Custer St in Wilkes-Barre, Pennsylvania. The 87 side is currently rented, and showings require 24 to 48 hours of advance notice so the tenant can be notified.
Key Highlights
- Two residential units with separate utilities
- 2,158 SF property built in 1935
- New hardwood floors and tile in kitchens and baths
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
$17,416
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
6.97%
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%
$348,320
$348.3K
Cap Rate 7%
$248,800
$248.8K
Cap Rate 9%
$193,511
$193.5K
Market Conditions
NOI Build-Up for 2,158 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
$27.2K $12.60/SF
− Vacancy
−$2.3K −$1.07/SF
EGI
$24.9K $11.53/SF
− OpEx
−$7.5K −$3.46/SF
NOI
$17.4K $8.07/SF
Area
Luzerne County, PA
Vacancy
8.50%
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%
$348,320
Cap Rate 7%
$248,800
Cap Rate 9%
$193,511
Alternative Uses
Best Use
Multifamily LT 5
$248.8K
$217.7K – $290.3K
NOI $17,416 @ 7.0% cap · market cap 6.97%
Second Best
Apartment 5plus
$230.7K
$201.9K – $269.2K
NOI $16,152 @ 7.0% cap · market cap 6.46%
Theoretical Best
Office A
$683.7K
$598.2K – $797.6K
NOI $47,856 @ 7.0% cap · market cap 19.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
954
Businesses Nearby
Explore this area
Business Placement
Demographics for 18702, PA
42,133
Population
19,738
Households
2.1
Avg Household Size
40
Median Age
23%
College-Educated
87%
High-School Grad
78.1 sq mi
ZIP Area
539
Density / Sq Mi
$54,892
Median Household Income
$36,911
Median Earnings
$971
Median Rent
$115,700
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 - Updated interiors include hardwood flooring and tile in the kitchens and bathrooms.
Where is this duplex located?
The property is located at 87-89 Custer St Wilkes Barre, PA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two residential units with separate utilities; 2,158 SF property built in 1935; New hardwood floors and tile in kitchens and baths
