Historic Residential Income
For Sale
$359,900
Pending
128 ADAMS STREET, Royersford, PA 19468
Historic residential income asset with natural-gas hot water, electric water heating, and on-street parking.
Property Size1,363 SF
Days on Market44
Property Features for 128 ADAMS STREET
General Information
Standard status
Pending
Size
1,363 SF
Property subtype
Residential Income
Zoning
1108 RES
Taxes and HOA fees
Annual Taxes
$5,092
Amenities
Window Unit(s), Electric
Natural Gas, Hot Water
Full
Electric Water Heater
On Street
Other
Building Details
Building Size
1,363 SF
Year Built
1880
Listing Agency:
Real Broker, LLC
(484) 352-3482
Listed By:
Janel L Loughin · License #RS324425
(484) 352-3482
Source:
Evrealestate
Added: Jun 27
Changed: Aug 4
Last Checked: Aug 4 at 5:08AM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
Built in 1880, this residential income property is located at 128 Adams Street in Royersford, Pennsylvania. The home includes a full bathroom, electric water heating, and natural-gas hot water. Window unit air conditioning is also identified among the interior systems.
Exterior parking is provided on the street. The property carries the 1108 RES zoning designation and is situated in Montgomery County.
Exterior parking is provided on the street. The property carries the 1108 RES zoning designation and is situated in Montgomery County.
Key Highlights
- Built in 1880
- 1108 RES zoning designation
- Window unit air conditioning
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
$18,415
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
5.12%
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%
$368,300
$368.3K
Cap Rate 7%
$263,071
$263.1K
Cap Rate 9%
$204,611
$204.6K
Market Conditions
NOI Build-Up for 1,363 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
$35.7K $26.16/SF
− Vacancy
−$2.2K −$1.60/SF
EGI
$33.5K $24.56/SF
− OpEx
−$15.1K −$11.05/SF
NOI
$18.4K $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%
$368,300
Cap Rate 7%
$263,071
Cap Rate 9%
$204,611
Alternative Uses
Best Use
Apartment 5plus
$263.1K
$230.2K – $306.9K
NOI $18,415 @ 7.0% cap · market cap 5.12%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$784.0K
$686.0K – $914.7K
NOI $54,881 @ 7.0% cap · market cap 15.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
583
Businesses Nearby
Explore this area
Business Placement
Demographics for 19468, PA
27,869
Population
11,560
Households
2.4
Avg Household Size
41
Median Age
48%
College-Educated
95%
High-School Grad
16.9 sq mi
ZIP Area
1,649
Density / Sq Mi
$106,261
Median Household Income
$60,951
Median Earnings
$1,688
Median Rent
$383,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Historic residential income asset with natural-gas hot water, electric water heating, and on-street parking.
Where is this residential income property located?
The property is located at 128 ADAMS STREET Royersford, PA.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: Built in 1880; 1108 RES zoning designation; Window unit air conditioning
