9-Unit Apartment
New
For Sale
$1,400,000
159 MAIN Street, Royersford, PA 19468
Multi-Family, ROYERSFORD, PA
Property Size6,021 SF
Lot Size0.85 Acres
Price / SF$232.52
Days on Market2
Property Features for 159 MAIN Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Parking
18
Parking features
Driveway, Off Street, Parking Lot
Elementary school district
SPRING-FORD AREA
Middle school district
SPRING-FORD AREA
High school district
SPRING-FORD AREA
Standard status
Active
Size
6,021 SF
Lot size
0.85 Acres
Taxes and HOA fees
Tax Annual Amount
11977
Utilities
Heating system
Hot Water(Heating)
Cooling system
Ductless, Central Air
Amenities
on-site coin laundry
off-street parking
Building Details
Year built
1880
Number of units
1
Building materials
Stone, Vinyl Siding
Architectural style
Colonial
Listing Agency:
Keller Williams Elite · Keller Williams Realty
(717) 553-2500
Listed By:
Caleb T Knecht · License #RS288414
(484) 995-1591
Added: Sep 26
Last Checked: Sep 27 at 12:06PM
MLS# PAMC2193782
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 9-unit apartment building contains five one-bedroom units and four two-bedroom units, averaging approximately 800 SF each. Interior improvements include refreshed kitchens and bathrooms, LVP or laminate floors, and stainless appliances. Most apartments have high-efficiency mini-split HVAC. The building dates to 1880 and sits on a 0.85-acre parcel with a private parking area. Seven apartments are occupied, while two renovated units are vacant and ready for leasing. Current leases are staggered through 2027, with no month-to-month tenancies.
Residents pay separately metered electricity, and most leases include water and sewer reimbursements. Other revenue sources include coin-operated laundry, pet rent, and fees. The property is in downtown Royersford, near restaurants, breweries, Victory Park, the Schuylkill River Trail, and Route 422. The sale is offered as-is.
Residents pay separately metered electricity, and most leases include water and sewer reimbursements. Other revenue sources include coin-operated laundry, pet rent, and fees. The property is in downtown Royersford, near restaurants, breweries, Victory Park, the Schuylkill River Trail, and Route 422. The sale is offered as-is.
Key Highlights
- Nine apartments: five one‑bedroom units and four two‑bedroom units
- Two renovated vacant units; seven units are occupied
- Apartments average approximately 800 SF each; property totals 6,021 square feet
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
$81,346
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
5.81%
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%
$1,626,920
$1.6M
Cap Rate 7%
$1,162,086
$1.2M
Cap Rate 9%
$903,844
$903.8K
Market Conditions
NOI Build-Up for 6,021 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
$157.5K $26.16/SF
− Vacancy
−$9.6K −$1.60/SF
EGI
$147.9K $24.56/SF
− OpEx
−$66.6K −$11.05/SF
NOI
$81.3K $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%
$1,626,920
Cap Rate 7%
$1,162,086
Cap Rate 9%
$903,844
Alternative Uses
Best Use
Apartment 5plus
$1.16M
$1.02M – $1.36M
NOI $81,346 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.46M
$3.03M – $4.04M
NOI $242,434 @ 7.0% cap · market cap 17.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
9
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
603
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Updated unit finishes, resident-paid electric, and dedicated parking support the property’s operating configuration.
Where is this apartment building located?
The property is located at 159 MAIN Street Royersford, PA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Nine apartments: five one‑bedroom units and four two‑bedroom units; Two renovated vacant units; seven units are occupied; Apartments average approximately 800 SF each; property totals 6,021 square feet
