Brick Duplex With Separate
New
For Sale
$500,000
10 HILLSIDE Avenue, Souderton, PA 18964
Multi-Family, SOUDERTON, PA
Property Size3,032 SF
Lot Size0.09 Acres
Price / SF$164.91
Days on Market1
Property Features for 10 HILLSIDE Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking
5
Parking features
On Street, Off Street, Parking Lot
Elementary school district
SOUDERTON AREA
Middle school district
SOUDERTON AREA
High school district
SOUDERTON AREA
Standard status
Active
Size
3,032 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
6453
Utilities
Heating system
Heat Pump (Heating), Baseboard, Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1920
Number of units
2
Building materials
Brick
Architectural style
Other
Listing Agency:
Keller Williams Real Estate-Blue Bell · Keller Williams Realty
(215) 646-2900
Listed By:
Amy O Shea · License #RS307969
(267) 625-5965
Added: Sep 2
Last Checked: Sep 2 at 5:06PM
MLS# PAMC2192376
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 1920 brick duplex contains 3,032 square feet on a 0.0915-acre lot. The first-floor apartment offers three bedrooms, one full bath, an open living and dining arrangement, a kitchen, central air, and basement laundry with interior access. A separate residence occupies the second and third floors, with four bedrooms, one full bath, one half bath, living and dining areas, a kitchen, and in-unit laundry. Each apartment has its own entrance.
The property is in downtown Souderton near Main Street, with shopping, restaurants, and entertainment within a short walk. Tenants are responsible for split utilities. Electrical service includes 200-amp service for each apartment and a 100-amp landlord panel. The roof was replaced in 2022. Parking includes on-street, off-street, and parking-lot options.
The property is in downtown Souderton near Main Street, with shopping, restaurants, and entertainment within a short walk. Tenants are responsible for split utilities. Electrical service includes 200-amp service for each apartment and a 100-amp landlord panel. The roof was replaced in 2022. Parking includes on-street, off-street, and parking-lot options.
Key Highlights
- 3,032‑square‑foot duplex on a 0.0915‑acre lot
- First‑floor 3BR/1BA apartment; upper 4BR/1.5BA apartment spans two floors
- Private entrance serves each apartment
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
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 residences provide distinct access, with the upper apartment arranged across the second and third floors.
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: 3,032‑square‑foot duplex on a 0.0915‑acre lot; First‑floor 3BR/1BA apartment; upper 4BR/1.5BA apartment spans two floors; Private entrance serves each apartment
