Duplex With Private
New
For Sale
$500,000
10 HILLSIDE AVENUE, Souderton, PA 18964
Two apartments feature separate entrances, distinct layouts, and utilities divided between tenants.
Property Size3,032 SF
Price / SF$164.91
Days on Market5
Property Features for 10 HILLSIDE AVENUE
General Information
Standard status
Active
Size
3,032 SF
Property subtype
Duplex
Site & Location
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR/1BA, 1 x 4BR/1.5BA
Multifamily Units
2
Building Details
Year Built
1920
Buildings
1
Stories
3
Tenancy
Multi
Listing Agency:
Keller Williams Real Estate-Blue Bell
(215) 646-2900
Listed By:
Amy O Shea · License #RS307969
(267) 625-5965
Source:
Cummingsrealtors
Added: Sep 1
Changed: Sep 5
Last Checked: Sep 4 at 2:18PM
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 Keller Williams Real Estate-Blue Bell
Investment Insights
Based on property information with market context.
This 3,032-square-foot duplex, built in 1920, contains two separately entered apartments. The first-floor residence offers three bedrooms, one full bathroom, an open living and dining arrangement, a kitchen, central air, and basement laundry accessed from the interior. The second residence occupies the second and third floors, with four bedrooms, one full bathroom, a half bathroom, living and dining areas, a kitchen, in-unit laundry, and a third-floor sitting room. Each apartment has 200-amp service, with an additional 100-amp landlord panel.
A new roof was installed in 2022. Utilities are split between the tenants. The property is in downtown Souderton near Main Street, with shopping, restaurants, and entertainment within a short walk.
A new roof was installed in 2022. Utilities are split between the tenants. The property is in downtown Souderton near Main Street, with shopping, restaurants, and entertainment within a short walk.
Key Highlights
- Two‑unit duplex with separate private entrances
- 3,032 SF building constructed in 1920
- First‑floor unit includes 3BR/1BA and central air
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
$44,055
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
8.81%
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%
$881,100
$881.1K
Cap Rate 7%
$629,357
$629.4K
Cap Rate 9%
$489,500
$489.5K
Market Conditions
NOI Build-Up for 3,032 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
$67.3K $22.20/SF
− Vacancy
−$4.4K −$1.44/SF
EGI
$62.9K $20.76/SF
− OpEx
−$18.9K −$6.23/SF
NOI
$44.1K $14.53/SF
Area
Montgomery County, PA
Vacancy
6.50%
Lease Rate
$22.20 /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%
$881,100
Cap Rate 7%
$629,357
Cap Rate 9%
$489,500
Alternative Uses
Best Use
Multifamily LT 5
$629.4K
$550.7K – $734.3K
NOI $44,055 @ 7.0% cap · market cap 8.81%
Second Best
Apartment 5plus
$585.2K
$512.0K – $682.7K
NOI $40,963 @ 7.0% cap · market cap 8.19%
Theoretical Best
Specialty Retail
$1.74M
$1.53M – $2.03M
NOI $122,083 @ 7.0% cap · market cap 24.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
524
Businesses Nearby
Explore this area
Business Placement
Demographics for 18964, PA
14,366
Population
5,686
Households
2.5
Avg Household Size
43
Median Age
40%
College-Educated
91%
High-School Grad
9.5 sq mi
ZIP Area
1,512
Density / Sq Mi
$94,291
Median Household Income
$53,660
Median Earnings
$1,358
Median Rent
$339,700
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 - Two apartments feature separate entrances, distinct layouts, and utilities divided between tenants.
Where is this duplex located?
The property is located at 10 HILLSIDE AVENUE Souderton, PA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two‑unit duplex with separate private entrances; 3,032 SF building constructed in 1920; First‑floor unit includes 3BR/1BA and central air
