4-Unit
For Sale
$325,000
928-930 S Market St, Nanticoke, PA 18634
Fully occupied residential income property with separately metered electric and public water and sewer service.
Property Size3,074 SF
Price / SF$105.73
Days on Market45
Property Features for 928-930 S Market St
General Information
Standard status
Active
Size
3,074 SF
Property subtype
Multi-Family
Listing Agency:
eXp Realty- Scranton/Wilkes-Barre
(570) 793-1232
Listed By:
Jason Giomboni Team
Source:
Nepahousehunt
Added: Jul 18
Changed: Aug 30
Last Checked: Aug 30 at 6:06PM
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 eXp Realty- Scranton/Wilkes-Barre
Investment Insights
Based on property information with market context.
This 4-unit residential property provides 3,074 square feet with a combined total of 6 bedrooms and 4 bathrooms. Each unit has its own electric meter, while public water and public sewer serve the property. The building is currently fully occupied and is being offered for sale.
Located at 928-930 S Market St in Nanticoke, PA, the property offers a four-unit configuration within an established residential setting. Showings require 48 hours’ notice.
Located at 928-930 S Market St in Nanticoke, PA, the property offers a four-unit configuration within an established residential setting. Showings require 48 hours’ notice.
Key Highlights
- 4‑unit property at 928‑930 S Market St, Nanticoke, PA 18634
- 3,074 square feet across the property
- 6 bedrooms and 4 bathrooms total
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
$24,808
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
7.63%
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%
$496,160
$496.2K
Cap Rate 7%
$354,400
$354.4K
Cap Rate 9%
$275,644
$275.6K
Market Conditions
NOI Build-Up for 3,074 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
$38.7K $12.60/SF
− Vacancy
−$3.3K −$1.07/SF
EGI
$35.4K $11.53/SF
− OpEx
−$10.6K −$3.46/SF
NOI
$24.8K $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%
$496,160
Cap Rate 7%
$354,400
Cap Rate 9%
$275,644
Alternative Uses
Best Use
Multifamily LT 5
$354.4K
$310.1K – $413.5K
NOI $24,808 @ 7.0% cap · market cap 7.63%
Second Best
Apartment 5plus
$328.7K
$287.6K – $383.5K
NOI $23,008 @ 7.0% cap · market cap 7.08%
Theoretical Best
Office A
$973.8K
$852.1K – $1.14M
NOI $68,169 @ 7.0% cap · market cap 20.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
394
Businesses Nearby
Explore this area
Business Placement
Demographics for 18634, PA
13,702
Population
6,497
Households
2.1
Avg Household Size
44
Median Age
19%
College-Educated
89%
High-School Grad
14.3 sq mi
ZIP Area
958
Density / Sq Mi
$60,482
Median Household Income
$38,280
Median Earnings
$798
Median Rent
$108,600
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?
Quadplex - Fully occupied residential income property with separately metered electric and public water and sewer service.
Where is this quadplex located?
The property is located at 928-930 S Market St Nanticoke, PA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 4‑unit property at 928‑930 S Market St, Nanticoke, PA 18634; 3,074 square feet across the property; 6 bedrooms and 4 bathrooms total
