Three-Bedroom Duplex with Solar
For Sale
$599,000
528 East Ave, Glenside, PA 19038
Two leased residences offer three levels of living space, complemented by a detached garage and private backyard.
Property Size2,483 SF
Price / SF$241.24
Days on Market17
Property Features for 528 East Ave
General Information
Standard status
Active
Size
2,483 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
detached garage
private backyard
solar panels
Building Details
Year Built
1900
Stories
3
Tenancy
Multi
Listing Agency:
KW Empower
Listed By:
Nicholas Joseph Ochs, EUGENE PETER KENWORTHY III
Source:
Upgradebymichaud
Added: Aug 15
Changed: Aug 30
Last Checked: Aug 30 at 8:03PM
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 KW Empower
Investment Insights
Based on property information with market context.
Built in 1900, this townhouse-style duplex contains two three-bedroom residences, each arranged across three floors. The property totals 2,483 square feet and includes a new roof, solar panels, a detached garage, and a private backyard. Both units are occupied under yearly leases, providing an established rental configuration for the next owner.
Located at 528 East Ave in Glenside, the property is near train service for regional commuting. Its two-unit layout, separate residential accommodations, and recent exterior and energy-related improvements support continued use as a residential income property.
Located at 528 East Ave in Glenside, the property is near train service for regional commuting. Its two-unit layout, separate residential accommodations, and recent exterior and energy-related improvements support continued use as a residential income property.
Key Highlights
- Two‑unit duplex with two three‑bedroom residences
- Each residence spans three floors
- 2,483 square feet total
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
$36,078
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
6.02%
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%
$721,560
$721.6K
Cap Rate 7%
$515,400
$515.4K
Cap Rate 9%
$400,867
$400.9K
Market Conditions
NOI Build-Up for 2,483 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
$55.1K $22.20/SF
− Vacancy
−$3.6K −$1.44/SF
EGI
$51.5K $20.76/SF
− OpEx
−$15.5K −$6.23/SF
NOI
$36.1K $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%
$721,560
Cap Rate 7%
$515,400
Cap Rate 9%
$400,867
Alternative Uses
Best Use
Multifamily LT 5
$515.4K
$451.0K – $601.3K
NOI $36,078 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$479.2K
$419.3K – $559.1K
NOI $33,546 @ 7.0% cap · market cap 5.60%
Theoretical Best
Specialty Retail
$1.43M
$1.25M – $1.67M
NOI $99,977 @ 7.0% cap · market cap 16.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
717
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 leased residences offer three levels of living space, complemented by a detached garage and private backyard.
Where is this duplex located?
The property is located at 528 East Ave Glenside, PA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two‑unit duplex with two three‑bedroom residences; Each residence spans three floors; 2,483 square feet total
