Tenant-Occupied Duplex with
For Sale
$549,900
1106 East Pleasant Avenue, Glenside, PA 19038
Two long-term tenants occupy a well-maintained duplex with separate living spaces and outdoor decks.
Property Size2,720 SF
Price / SF$202.17
Days on Market456
Property Features for 1106 East Pleasant Avenue
General Information
Standard status
Active
Size
2,720 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Fee Simple
Zoning
1132 DUPLEX
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,148
Amenities
No
Built-In Range, Dishwasher
Dining Area, Carpet, Kitchen - Galley, Other
No Pool
Above Grade, Below Grade
Other
Building Details
Year Built
1986
Buildings
1
Tenancy
Multi
Listing Agency:
Dan Helwig Inc
(215) 266-8000
Listed By:
Daniel J Helwig · License #AB067420
(215) 266-8000
Source:
Compass
Added: Jun 2, 2025
Changed: Aug 31
Last Checked: Aug 31 at 4:38AM
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 Dan Helwig Inc
Investment Insights
Based on property information with market context.
Constructed in 1986, this 2,720-square-foot duplex contains two residential units, each arranged across two primary levels. Both units offer a living room, dining area, galley kitchen, powder room, and deck on the first floor, with two large bedrooms and a full bathroom upstairs. Laundry facilities are located in the half basement, and interior features include built-in ranges, dishwashers, carpeting, and dining areas.
The property is located at 1106 East Pleasant Avenue in Glenside, Pennsylvania, within Springfield Township and the Springfield Township School District. Zoning is identified as 1132 DUPLEX. Two long-term tenants are currently in place, providing established occupancy for the duplex configuration.
The property is located at 1106 East Pleasant Avenue in Glenside, Pennsylvania, within Springfield Township and the Springfield Township School District. Zoning is identified as 1132 DUPLEX. Two long-term tenants are currently in place, providing established occupancy for the duplex configuration.
Key Highlights
- Two long‑term tenants currently occupy the duplex
- 2,720‑square‑foot duplex constructed in 1986
- Each unit includes two large bedrooms and a full upstairs bathroom
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
$39,521
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
7.19%
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%
$790,420
$790.4K
Cap Rate 7%
$564,586
$564.6K
Cap Rate 9%
$439,122
$439.1K
Market Conditions
NOI Build-Up for 2,720 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
$60.4K $22.20/SF
− Vacancy
−$3.9K −$1.44/SF
EGI
$56.5K $20.76/SF
− OpEx
−$16.9K −$6.23/SF
NOI
$39.5K $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%
$790,420
Cap Rate 7%
$564,586
Cap Rate 9%
$439,122
Alternative Uses
Best Use
Multifamily LT 5
$564.6K
$494.0K – $658.7K
NOI $39,521 @ 7.0% cap · market cap 7.19%
Second Best
Apartment 5plus
$525.0K
$459.4K – $612.5K
NOI $36,748 @ 7.0% cap · market cap 6.68%
Theoretical Best
Specialty Retail
$1.56M
$1.37M – $1.83M
NOI $109,520 @ 7.0% cap · market cap 19.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
968
Businesses Nearby
Explore this area
Business Placement
Demographics for 19038, PA
32,490
Population
11,889
Households
2.7
Avg Household Size
40
Median Age
56%
College-Educated
96%
High-School Grad
8.2 sq mi
ZIP Area
3,962
Density / Sq Mi
$113,464
Median Household Income
$56,934
Median Earnings
$1,407
Median Rent
$387,800
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 long-term tenants occupy a well-maintained duplex with separate living spaces and outdoor decks.
Where is this duplex located?
The property is located at 1106 East Pleasant Avenue Glenside, PA.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Two long‑term tenants currently occupy the duplex; 2,720‑square‑foot duplex constructed in 1986; Each unit includes two large bedrooms and a full upstairs bathroom
