Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Belmont Hills Duplex Investment Opportunity Title is generated by Realmo AI

    54 HIGHLAND Avenue, Belmont Hills, PA 19004

    View on Map
    Claim this Listing
    For Sale
    $549,990

    MULTI_FAMILY - BELMONT HILLS, PA

    Property size:
    2,056 SF
    Lot size:
    0.11 Acres
    Price / SF:
    $267/SF
    Added:
    May 14, 2026
    Days on Market:
    14
    Last Refresh:
    May 27 at 12:06 pm

    Property Features for 54 HIGHLAND Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Rooms
    Basement
    Parking features
    On Street
    Interior features
    Attic
    Standard status
    Active
    Size
    2,056 SF
    Lot size
    0.11 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6841

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1910
    Number of units
    2
    Building materials
    Brick

    We can help!

    Listing Contact
    Frederick A. Altieri

    Listing agent Frederick A. Altieri License #RS346080

    Listing office Houwzer, LLC 1435 Walnut Street unit: 5, Philadelphia, PA

    Listing date May 14, 2026

    MLS# PAMC2169602 Listing URL

    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.

    HighLights

    • Located in the highly sought‑after Belmont Hills section of Bala Cynwyd, a premier 'Main Line' location.
    • Within the award‑winning Lower Merion School District.
    • Versatile Duplex offering steady rental income potential.
    • Unit #1 features 2 bedrooms, 2 full bathrooms (including one in the private basement), and exclusive basement access.
    • Unit #2 is a charming 1‑bedroom, 1‑bathroom garden‑style apartment with a separate side entrance.
    • Fully separate utilities for each unit, simplifying management and minimizing overhead.

    Overview

    This well-maintained duplex is located in the Belmont Hills section of Bala Cynwyd. Situated within the Lower Merion School District, this property offers rental income and a location. Unit #1 functions as a townhome, featuring an open-concept living and dining area and a kitchen on the main level. The upper level includes two bedrooms and a full hallway bath. This unit also has access to a private basement, which offers storage and a second full bathroom. Unit #2 is a garden-style 1-bedroom, 1-bathroom apartment located on the main level at the rear of the property, featuring its own separate side entrance. Both units have separate utilities. Residents have access to street parking and a location that is minutes from the Manayunk bridge, local parks, and commuting to Center City. The property is situated on a lot of 0.1103 acres and has a property size of 2056 square feet. This Belmont Hills duplex is suitable for multi-generational living or as an addition to an investment portfolio.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $331.9K
    NOI $29,873 @ 9.00% cap · cautious / downside scenario
    Moderate
    $426.8K
    NOI $29,873 @ 7.00% cap · market / base-case scenario
    Aggressive
    $597.5K
    NOI $29,873 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $45.6k $22.20
    − Vacancy −$3.0k −$1.44
    EGI $42.7k $20.76
    − OpEx −$12.8k −$6.23
    NOI $29.9k $14.53
    2,056 SF · lease $22.20/SF/yr · vacancy 6.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $426.8K
    $373.4K – $497.9K (±1% cap)
    NOI $29,873 @ 7.0% cap · market cap 5.43%
    Second Best
    Apartment 5plus
    $396.8K
    $347.2K – $463.0K (±1% cap)
    NOI $27,777 @ 7.0% cap · market cap 5.05%
    Theoretical Best
    Specialty Retail
    $1.18M
    $1.03M – $1.38M (±1% cap)
    NOI $82,784 @ 7.0% cap · market cap 15.05%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Belmont Hills
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.23791
    Latitude
    40.02713

    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex in Belmont Hills, offering steady rental income.
    Where is this duplex located?
    The property is located at 54 HIGHLAND Avenue Belmont Hills, PA.
    What is the asking price?
    The asking price for this property is $549,990.
    What are key features of this property?
    This property features: Located in the highly sought‑after Belmont Hills section of Bala Cynwyd, a premier 'Main Line' location.; Within the award‑winning Lower Merion School District.; Versatile Duplex offering steady rental income potential.
    (610) 550-9271
    We can help!
    Listing Contact
    Frederick A. Altieri
    Real Estate License ID: RS346080
    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
    54 HIGHLAND Avenue, BELMONT HILLS, PA 19004
    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!