Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Spacious Homesite in Souderton Title is generated by Realmo AI

    478 SMOKEPIPE ROAD, Souderton, PA 18964

    View on Map
    Claim this Listing
    Pending
    $295,000

    Land - SOUDERTON, PA

    Lot size:
    2.80 Acres
    Added:
    Jun 26, 2025
    Days on Market:
    343
    Last Refresh:
    Jun 3 at 3:06 am

    Property Features for 478 SMOKEPIPE ROAD

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    Lot size
    2.80 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Terry Derstine
    Terry Derstine

    Listing agent Terry Derstine

    Listing office BHHS Fox & Roach Collegeville 201 Second Avenue, PA

    Listing date Jun 26, 2025

    MLS# PAMC2145848 Listing URL

    Copyright © 2026 Berkshire Hathaway HomeServices Fox & Roach, Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Spacious building homesite in Souderton School District
    • Serviced by public water and sewer
    • Ready for spring 2026 building season
    • Mature shade trees along the perimeter
    • Easy access to major routes, shopping, dining, parks and recreation
    • Bring your own builder

    Overview

    This is a rare find: a spacious 2.8-acre building homesite in the Souderton School District, serviced by public water and sewer. The subdivision process is nearing completion and should be completed prior to the end of the year, making it ready for the spring 2026 building season. The site has been well cared for and features mature shade trees placed along the perimeter of the future building lot. It offers easy access to major routes, shopping, dining, parks, and recreation. Bring your own builder to construct your dream home.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Souderton
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.34446
    Latitude
    40.312215

    Nearby Similar for Sale

    • $995,000
      9,353 SF

      Mixed-Use Building in Souderton, PA

      Well-maintained commercial building with business and residential spaces.
      206 N MAIN STREET, SOUDERTON, PA 18964
      View Details
    • $499,000
      3,566 SF

      Souderton Duplex with Barn

      Duplex in Souderton with potential for additional development.
      104 W CHESTNUT Street, SOUDERTON, PA 18964
      View Details
    • $850,000
      6,525 SF

      Retail Building For Sale

      Two-story retail building available for sale.
      637 E Broad St, Souderton, PA
      View Details
    • $400,000
      5,040 SF

      Retail Space Available For Rent

      Two-story retail building with high traffic count for rent.
      N County Line Rd, Souderton, PA
      View Details
    • $1,250,000
      9,100 SF

      Land Ready For Development

      Commercial land available for build to suit development.
      465 Market St, Souderton, PA
      View Details
    • $850,000
      6,525 SF

      Mixed-Use Commercial Spaces Available

      64,000 SF build-to-suit spaces in walkable Souderton development.
      Route 113 & County Line Road, Souderton, PA 18964
      View Details
    • Contact for pricing
      8,140 SF

      Souderton Commercial Property for Sale

      Commercial property available for sale in Souderton, Pennsylvania.
      Route 113 & County Line Rd, Souderton, PA 18964
      View Details
    • $400,000
      10,080 SF

      Souderton Commercial Property for Sale

      Mixed-use commercial property available in Souderton, PA.
      Route 113 & County Line Road, Souderton, PA 18964
      View Details
    • $400,000
      10,080 SF

      Land for Commercial Development

      Commercial land available for sale on Route 113.
      Route 113 & County Line Road, Souderton, PA 18964
      View Details
    • Contact for pricing
      4,275 SF

      Mixed-Use Development Commercial Spaces

      Build-to-suit commercial spaces in walkable Souderton mixed-use development.
      Route 113 & County Line Road, Souderton, PA 18964
      View Details

    FAQs

    What type of property is this?
    Land - Rare 2.8-acre building site in Souderton School District.
    Where is this land located?
    The property is located at 478 SMOKEPIPE ROAD Souderton, PA.
    What is the asking price?
    The asking price for this property is $295,000.
    What are key features of this property?
    This property features: Spacious building homesite in Souderton School District; Serviced by public water and sewer; Ready for spring 2026 building season
    (267) 933-6831
    We can help!
    Listing Contact
    Terry Derstine
    Terry Derstine
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    478 SMOKEPIPE ROAD, SOUDERTON, PA 18964
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!