Two-Unit Duplex with Wooded
For Sale
$564,900
2073-2061 SCHOOL ROAD, Hatfield, PA 19440
Two residences provide individual garages, decks, laundry rooms, and adaptable lower-level space.
Property Size2,430 SF
Lot Size1.30 Acres
Price / SF$232.47
Days on Market12
Property Features for 2073-2061 SCHOOL ROAD
General Information
Standard status
Active
Size
2,430 SF
Total Parking Spaces
2
Lot size
1.30 Acres
Property subtype
Duplex
Units
Multifamily Units
2
Parking per Unit
1
Additional Details
Utilities to Site
Yes
Amenities
wood-burning fireplace
wood deck
in-unit laundry
Building Details
Year Built
1978
Listing Agency:
Homestarr Realty
(267) 242-9172
Listed By:
Gerald P Hill
(267) 242-9172
Source:
Cummingsrealtors
Added: Aug 19
Changed: Aug 28
Last Checked: Aug 29 at 9:32AM
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 Homestarr Realty
Investment Insights
Based on property information with market context.
Built in 1978, this duplex contains two residences within 2,430 square feet. Each unit includes three bedrooms, 1.5 baths, a living room, kitchen, separate dining area, and additional lower-level space. Wood-burning fireplaces with stone surrounds serve as focal points in the lower-level great rooms. Both units also have a one-car garage, a dedicated laundry room with tenant-use washer and dryer, and a private wood deck facing the wooded surroundings.
The property occupies approximately 1.30 acres in a flag-lot configuration at 2073-2061 School Road, Hatfield, Pennsylvania. It is located within the North Penn School District and backs to a wooded lot. Separate utilities serve the two units, supporting independent operation. The layout also includes flexible rooms that can accommodate office, recreation, hobby, reading, or storage uses.
The property occupies approximately 1.30 acres in a flag-lot configuration at 2073-2061 School Road, Hatfield, Pennsylvania. It is located within the North Penn School District and backs to a wooded lot. Separate utilities serve the two units, supporting independent operation. The layout also includes flexible rooms that can accommodate office, recreation, hobby, reading, or storage uses.
Key Highlights
- Two‑unit duplex totaling 2,430 square feet
- Approximately 1.30‑acre flag‑lot setting backing to a wooded lot
- Each unit has 3 bedrooms and 1.5 baths
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
$35,308
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
6.25%
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%
$706,160
$706.2K
Cap Rate 7%
$504,400
$504.4K
Cap Rate 9%
$392,311
$392.3K
Market Conditions
NOI Build-Up for 2,430 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
$53.9K $22.20/SF
− Vacancy
−$3.5K −$1.44/SF
EGI
$50.4K $20.76/SF
− OpEx
−$15.1K −$6.23/SF
NOI
$35.3K $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%
$706,160
Cap Rate 7%
$504,400
Cap Rate 9%
$392,311
Alternative Uses
Best Use
Multifamily LT 5
$504.4K
$441.4K – $588.5K
NOI $35,308 @ 7.0% cap · market cap 6.25%
Second Best
Apartment 5plus
$469.0K
$410.4K – $547.2K
NOI $32,830 @ 7.0% cap · market cap 5.81%
Theoretical Best
Specialty Retail
$1.40M
$1.22M – $1.63M
NOI $97,843 @ 7.0% cap · market cap 17.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
281
Businesses Nearby
Explore this area
Business Placement
Demographics for 19440, PA
19,683
Population
7,635
Households
2.6
Avg Household Size
43
Median Age
47%
College-Educated
95%
High-School Grad
11.3 sq mi
ZIP Area
1,742
Density / Sq Mi
$101,654
Median Household Income
$53,118
Median Earnings
$1,391
Median Rent
$413,100
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 residences provide individual garages, decks, laundry rooms, and adaptable lower-level space.
Where is this duplex located?
The property is located at 2073-2061 SCHOOL ROAD Hatfield, PA.
What is the asking price?
The asking price for this property is $564,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,430 square feet; Approximately 1.30‑acre flag‑lot setting backing to a wooded lot; Each unit has 3 bedrooms and 1.5 baths
