Updated First-Floor Residential Income
For Sale
$365,000
113 DRESHER WOODS DRIVE, Dresher, PA 19025
Two-bedroom condominium with private patio, gas fireplace, updated kitchen, and association-provided exterior maintenance.
Property Size1,248 SF
Days on Market21
Property Features for 113 DRESHER WOODS DRIVE
General Information
Standard status
Active
Size
1,248 SF
Property subtype
Unit/Flat/Apartment
Additional Details
Public Transit
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$5,018
Building Details
Building Size
1,248 SF
Year Built
2000
Listing Agency:
Keller Williams Real Estate-Blue Bell
(215) 817-0320
Listed By:
Albert F LaBrusciano · License #RS149026A
(215) 817-0320
Source:
Lizclarkrealestate
Added: Aug 5
Changed: Aug 21
Last Checked: Aug 24 at 1:56PM
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 first-floor condominium provides a two-bedroom, two-full-bath layout with low-maintenance features and a practical single-level arrangement. The living room includes a gas fireplace, while the dining area connects to a kitchen with wood cabinetry, newer appliances, gas cooking, a stainless steel sink, French-door refrigerator, and breakfast bar seating. The primary suite offers a walk-in closet, private bath, and sliding-door access to the rear patio. A second bedroom, updated hall bath, main-floor laundry, and multiple storage closets complete the interior. The HVAC system was replaced in 2023, and the hot water heater is new in 2026.
The property is located in Dresher Woods, a maintained community with walking trails and exterior maintenance provided by the association. It is situated within the Upper Dublin School District and near major roadways, shopping, dining, and public transportation.
The property is located in Dresher Woods, a maintained community with walking trails and exterior maintenance provided by the association. It is situated within the Upper Dublin School District and near major roadways, shopping, dining, and public transportation.
Key Highlights
- First‑floor condominium with 2 bedrooms and 2 full baths
- Primary suite includes a walk‑in closet, private bath, and rear patio access
- Kitchen features newer appliances, gas cooking, French‑door refrigerator, and breakfast bar
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
$16,861
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
4.62%
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%
$337,220
$337.2K
Cap Rate 7%
$240,871
$240.9K
Cap Rate 9%
$187,344
$187.3K
Market Conditions
NOI Build-Up for 1,248 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
$32.6K $26.16/SF
− Vacancy
−$2.0K −$1.60/SF
EGI
$30.7K $24.56/SF
− OpEx
−$13.8K −$11.05/SF
NOI
$16.9K $13.51/SF
Area
Montgomery County, PA
Vacancy
6.10%
Lease Rate
$26.16 /SF/Yr
Expense Ratio
45.00%
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%
$337,220
Cap Rate 7%
$240,871
Cap Rate 9%
$187,344
Alternative Uses
Best Use
Apartment 5plus
$240.9K
$210.8K – $281.0K
NOI $16,861 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$717.9K
$628.1K – $837.5K
NOI $50,250 @ 7.0% cap · market cap 13.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
786
Businesses Nearby
Explore this area
Business Placement
Demographics for 19025, PA
6,033
Population
2,731
Households
2.2
Avg Household Size
46
Median Age
69%
College-Educated
97%
High-School Grad
3.2 sq mi
ZIP Area
1,885
Density / Sq Mi
$183,586
Median Household Income
$83,284
Median Earnings
$2,894
Median Rent
$606,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom condominium with private patio, gas fireplace, updated kitchen, and association-provided exterior maintenance.
Where is this residential income property located?
The property is located at 113 DRESHER WOODS DRIVE Dresher, PA.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: First‑floor condominium with 2 bedrooms and 2 full baths; Primary suite includes a walk‑in closet, private bath, and rear patio access; Kitchen features newer appliances, gas cooking, French‑door refrigerator, and breakfast bar
