Two-Unit Duplex with
For Sale
$225,000
Pending
91 Willow St, Wilkes Barre, PA 18702
Separate upper and lower residences offer refreshed interiors and substantial garage capacity.
Property Size1,860 SF
Days on Market386
Property Features for 91 Willow St
General Information
Standard status
Pending
Size
1,860 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Units
Unit Mix
1 x 1BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Building Details
Buildings
1
Listing Agency:
Century 21 Signature Properties
Listed By:
Kalen Birth
(570) 550-4128
Source:
Nepahousehunt
Added: Aug 13, 2025
Changed: Aug 30
Last Checked: Aug 31 at 5:52PM
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 Century 21 Signature Properties
Investment Insights
Based on property information with market context.
This 1,860 SF duplex contains two vertically arranged residences within a single multifamily property. The lower-level apartment has one bedroom and one bathroom, with updated flooring and bathroom finishes. Upstairs, the larger residence includes three bedrooms and one bathroom following a recent renovation. A three-car garage adds dedicated vehicle storage and functional utility for the property.
Located at 91 Willow St in Wilkes-Barre, the property provides a residential income configuration with distinct units and varied bedroom counts. The layout may also accommodate an owner-occupant arrangement while maintaining a separate dwelling within the building.
Located at 91 Willow St in Wilkes-Barre, the property provides a residential income configuration with distinct units and varied bedroom counts. The layout may also accommodate an owner-occupant arrangement while maintaining a separate dwelling within the building.
Key Highlights
- Two‑unit duplex with an up‑and‑down residential layout
- 1,860 SF property with a three‑car garage
- First‑floor unit includes 1 bedroom and 1 bathroom
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
$15,011
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
6.67%
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%
$300,220
$300.2K
Cap Rate 7%
$214,443
$214.4K
Cap Rate 9%
$166,789
$166.8K
Market Conditions
NOI Build-Up for 1,860 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
$23.4K $12.60/SF
− Vacancy
−$2.0K −$1.07/SF
EGI
$21.4K $11.53/SF
− OpEx
−$6.4K −$3.46/SF
NOI
$15.0K $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%
$300,220
Cap Rate 7%
$214,443
Cap Rate 9%
$166,789
Alternative Uses
Best Use
Multifamily LT 5
$214.4K
$187.6K – $250.2K
NOI $15,011 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$198.9K
$174.0K – $232.0K
NOI $13,922 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$589.2K
$515.6K – $687.5K
NOI $41,247 @ 7.0% cap · market cap 18.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
707
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 - Separate upper and lower residences offer refreshed interiors and substantial garage capacity.
Where is this duplex located?
The property is located at 91 Willow St Wilkes Barre, PA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two‑unit duplex with an up‑and‑down residential layout; 1,860 SF property with a three‑car garage; First‑floor unit includes 1 bedroom and 1 bathroom
