For Sale
$1,675,000
2797 EGYPT ROAD, Audubon, PA 19403
Mixed-use properties
Property Size6,200 SF
Lot Size0.93 Acres
Price / SF$253.79
Days on Market517
Property Features for 2797 EGYPT ROAD
General Information
Standard status
Active
Size
6,200 SF
Lot size
0.93 Acres
Property subtype
MixedUse
Zoning
Village Commercial
Site & Location
Traffic Count
20,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Additional Details
Clear Height
15 ft
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$10,706
Amenities
fenced paver patio area
roof deck
balconies
Building Details
Building Size
6,200 SF
Year Built
1810
Tenancy
Multi
Listing Agency:
RE/MAX 440 - Skippack
Listed By:
Bette R McTamney · License #AB067448
(610) 256-9619
Source:
Lizclarkrealestate
Added: Apr 7, 2025
Changed: Aug 31
Last Checked: Sep 4 at 12:33PM
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 RE/MAX 440 - Skippack
Investment Insights
Based on property information with market context.
Key Highlights
- Corner property at Park Ave. and Egypt Road in Audubon, Lower Providence (Montgomery County) with traffic count estimated over 20,000 vehicles/day.
- First‑floor commercial space with 15‑foot ceilings and an estimated 3,000+ sq ft; 2‑story main floor renovation is almost complete and rear area is opened up.
- Four upper‑level residential units (2nd and 3rd floors), all now rented: one 2BD/2BA bilevel, two 1BD/1BA units, and one studio; each has its own deck/roof deck/private entrance features.
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
$89,168
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
5.32%
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%
$1,783,360
$1.8M
Cap Rate 7%
$1,273,829
$1.3M
Cap Rate 9%
$990,756
$990.8K
Market Conditions
NOI Build-Up for 6,600 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
$172.7K $26.16/SF
− Vacancy
−$10.5K −$1.60/SF
EGI
$162.1K $24.56/SF
− OpEx
−$73.0K −$11.05/SF
NOI
$89.2K $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%
$1,783,360
Cap Rate 7%
$1,273,829
Cap Rate 9%
$990,756
Alternative Uses
Best Use
Apartment 5plus
$1.27M
$1.11M – $1.49M
NOI $89,168 @ 7.0% cap · market cap 5.32%
Second Best
Retail
$1.14M
$995.8K – $1.33M
NOI $79,667 @ 7.0% cap · market cap 4.76%
Theoretical Best
Specialty Retail
$3.80M
$3.32M – $4.43M
NOI $265,747 @ 7.0% cap · market cap 15.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15 ft
Clear height
4
Residential units
20,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
67k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Groceries 45%
Beauty & Spa 4%
Dining 3%
Dollar Tree
Shops & Services
23,501 visits/mo
0.1 miles
Redner's Warehouse Market
Groceries
23,140 visits/mo
0.2 miles
Fine Wine & Good Spirits
Groceries
6,600 visits/mo
0.2 miles
The UPS Store
Shops & Services
2,948 visits/mo
0.1 miles
Sola Salon Studios
Beauty & Spa
2,892 visits/mo
0.1 miles
Demographics for 19403, PA
43,734
Population
19,720
Households
2.2
Avg Household Size
45
Median Age
48%
College-Educated
96%
High-School Grad
22.4 sq mi
ZIP Area
1,952
Density / Sq Mi
$101,996
Median Household Income
$59,809
Median Earnings
$1,640
Median Rent
$355,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
Where is this mixed-use property located?
The property is located at 2797 EGYPT ROAD Audubon, PA.
What is the asking price?
The asking price for this property is $1,675,000.
What are key features of this property?
This property features: Corner property at Park Ave. and Egypt Road in Audubon, Lower Providence (Montgomery County) with traffic count estimated over 20,000 vehicles/day.; First‑floor commercial space with 15‑foot ceilings and an estimated 3,000+ sq ft; 2‑story main floor renovation is almost complete and rear area is opened up.; Four upper‑level residential units (2nd and 3rd floors), all now rented: one 2BD/2BA bilevel, two 1BD/1BA units, and one studio; each has its own deck/roof deck/private entrance features.
