Duplex Property with
For Sale
$799,900
35 BEULAH Road, Doylestown, PA 18901
Multi-Family, DOYLESTOWN, PA
Property Size2,278 SF
Lot Size0.49 Acres
Price / SF$351.14
Days on Market138
Property Features for 35 BEULAH Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
9
Parking features
Driveway
Fireplace
1
Elementary school district
CENTRAL BUCKS
Middle school district
CENTRAL BUCKS
High school district
CENTRAL BUCKS
Standard status
Active
Size
2,278 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Annual Amount
8318
Utilities
Heating system
Electric (Heating), Heat Pump (Heating)
Cooling system
Central Air
Building Details
Year built
1953
Number of units
1
Building materials
Frame
Listing Agency:
RE/MAX Professional Realty · RE/MAX International
(610) 363-8444
Listed By:
Dan Borowiec · License #RS-157749-A
(610) 639-5241
Added: May 2
Changed: Sep 5
Last Checked: Sep 16 at 7:06PM
MLS# PABU2118746
Copyright © 2026 Bright MLS. 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 duplex property comprises three separate buildings on a 0.485-acre parcel: a detached four-bedroom home, a two-bedroom bungalow, and a garage/mini-warehouse structure. The residential buildings include 2.5 baths and one full bath, respectively, while the property also includes approximately 9 designated parking spaces. Frame construction, central air, heat pump and electric heating, a driveway, and a fireplace are among the existing features.
Located just south of Doylestown Boro near Route 202, the property carries C-3 Commercial Zoning with a MUO overlay. The designation allows residential and commercial use on one parcel, and the buildings have a history of residential and professional office occupancy. The property was built in 1953 and offers a configuration suited to combined living and business use or separate leasing arrangements.
Located just south of Doylestown Boro near Route 202, the property carries C-3 Commercial Zoning with a MUO overlay. The designation allows residential and commercial use on one parcel, and the buildings have a history of residential and professional office occupancy. The property was built in 1953 and offers a configuration suited to combined living and business use or separate leasing arrangements.
Key Highlights
- C‑3 Commercial Zoning with MUO overlay allows residential and commercial use on one parcel
- Three buildings include a 4‑bedroom home, 2‑bedroom bungalow, and approximately 2,000 SF garage/mini‑warehouse
- Main residence measures approximately 3,500 SF and includes 2.5 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
$28,205
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
3.53%
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%
$564,100
$564.1K
Cap Rate 7%
$402,929
$402.9K
Cap Rate 9%
$313,389
$313.4K
Market Conditions
NOI Build-Up for 2,278 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
$53.0K $23.28/SF
− Vacancy
−$1.8K −$0.77/SF
EGI
$51.3K $22.51/SF
− OpEx
−$23.1K −$10.13/SF
NOI
$28.2K $12.38/SF
Area
Bucks County, PA
Vacancy
3.30%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$564,100
Cap Rate 7%
$402,929
Cap Rate 9%
$313,389
Alternative Uses
Best Use
Apartment 5plus
$402.9K
$352.6K – $470.1K
NOI $28,205 @ 7.0% cap · market cap 3.53%
Second Best
Multifamily LT 5
$386.1K
$337.9K – $450.5K
NOI $27,029 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$690.7K
$604.3K – $805.8K
NOI $48,347 @ 7.0% cap · market cap 6.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
Explore this area
Business Placement
Demographics for 18901, PA
28,395
Population
11,431
Households
2.5
Avg Household Size
47
Median Age
58%
College-Educated
98%
High-School Grad
21.0 sq mi
ZIP Area
1,352
Density / Sq Mi
$115,425
Median Household Income
$54,548
Median Earnings
$1,890
Median Rent
$544,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Three separate buildings support residential living, commercial activity, and flexible owner-user occupancy.
Where is this duplex located?
The property is located at 35 BEULAH Road Doylestown, PA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: C‑3 Commercial Zoning with MUO overlay allows residential and commercial use on one parcel; Three buildings include a 4‑bedroom home, 2‑bedroom bungalow, and approximately 2,000 SF garage/mini‑warehouse; Main residence measures approximately 3,500 SF and includes 2.5 baths
