Building Details

Building Size 6,830 SF

Year Built 1870

Listing Agency: BHHS Fox & Roach-Chestnut Hill

Listed By: Holly Thompson Reynolds · License #RS360299 Show Phone

Source: Lizclarkrealestate

Added: Sep 17 Changed: Sep 19 Last Checked: Sep 19 at 10:09AM

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Investment Insights

Based on property information with market context.

This 6,830-square-foot mixed-use property on approximately 0.35 acres combines two commercial spaces with three residential apartments. The configuration supports separate commercial and residential occupancy within one building and includes a rear open parking area with direct access from Bethlehem Pike. Constructed in 1870, the property has received several updates, including two new furnaces, an updated roof, an updated sidewalk, and a new radon remediation system.

The property is located at 1538 Bethlehem Pike in Flourtown’s established commercial district, with access to Route 309, the Pennsylvania Turnpike, Chestnut Hill, and greater Eastern Montgomery County. Its Bethlehem Pike position places the mixed-use building within a commercial corridor serving surrounding residential and business areas. The combination of commercial suites, apartments, dedicated parking, and recent improvements creates a multi-component property with flexible occupancy options.

Key Highlights

• 6,830‑square‑foot mixed‑use property on approximately 0.35 acres
• Two commercial spaces and three residential apartments
• Rear open parking area with direct access from Bethlehem Pike

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

$70,691

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

8.08%

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%

$1,413,820 $1.4M

Cap Rate 7%

$1,009,871 $1.0M

Cap Rate 9%

$785,456 $785.5K

Market Conditions

NOI Build-Up for 6,830 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

$122.9K $18.00/SF

− Vacancy

−$9.8K −$1.44/SF

EGI

$113.1K $16.56/SF

− OpEx

−$42.4K −$6.21/SF

NOI

$70.7K $10.35/SF

Area

Montgomery County, PA

Vacancy

8.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

37.50%

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%

$1,413,820

Cap Rate 7%

$1,009,871

Cap Rate 9%

$785,456

Alternative Uses

Best Use

Apartment 5plus

$1.32M

$1.15M – $1.54M (±1% cap)

NOI $92,276 @ 7.0% cap · market cap 10.55%

Second Best

Retail

$1.18M

$1.03M – $1.37M (±1% cap)

NOI $82,444 @ 7.0% cap · market cap 9.42%

Theoretical Best

Specialty Retail

$3.93M

$3.44M – $4.58M (±1% cap)

NOI $275,008 @ 7.0% cap · market cap 31.43%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Maya Brown - State ... Insurance Agency

Suggested Use

Top Pick Building Supply Big Box & Wholesale Store Restaurant Real Estate Agency Auto Parts Store Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

723

Businesses Nearby

191k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Groceries 39% Shops & Services 34% Dining 21% Beauty & Spa 4%

Giant Food Store Groceries

41,650 visits/mo 0.5 miles

Wawa Shops & Services

26,723 visits/mo 0.2 miles

ACME Markets Groceries

25,704 visits/mo 0.2 miles

McDonald's Dining

22,760 visits/mo 0.4 miles

Dollar Tree Shops & Services

18,824 visits/mo 0.4 miles

Demographics for 19031, PA

5,326

Population

2,045

Households

2.6

Avg Household Size

51

Median Age

64%

College-Educated

96%

High-School Grad

3.1 sq mi

ZIP Area

1,718

Density / Sq Mi

$143,323

Median Household Income

$80,625

Median Earnings

$1,377

Median Rent

$519,000

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Two commercial spaces and three apartments support a flexible mixed-use occupancy configuration.

Where is this mixed-use property located?

The property is located at 1538 BETHLEHEM PIKE Flourtown, PA.

What is the asking price?

The asking price for this property is $875,000.

What are key features of this property?

This property features: 6,830‑square‑foot mixed‑use property on approximately 0.35 acres; Two commercial spaces and three residential apartments; Rear open parking area with direct access from Bethlehem Pike