Renovated Duplex with Private
For Sale
Under Contract
$450,000
242 SHIRLEY DR, Harleysville, PA 19438
HARLEYSVILLE, PA
Property Size2,194 SF
Price / SF$205.10
Days on Market33
Property Features for 242 SHIRLEY DR
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
HUNTER CREST
Elementary school
SALFORD HILLS
Middle school
INDIAN VALLEY
High school
SOUDERTON AREA SENIOR
Elementary school district
SOUDERTON AREA
Middle school district
SOUDERTON AREA
High school district
SOUDERTON AREA
Standard status
Active Under Contract
Amenities
in-unit laundry
Building Details
Year built
1984
Listing Agency:
Collegeville
(610) 489-2100
Listed By:
Linda G Allebach · License #RS307433
Added: Jul 24
Changed: Aug 23
Last Checked: Aug 25 at 6:06AM
MLS# PAMC2187628
Copyright © 2026 Long & Foster Real Estate. 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.
Built in 1984, this duplex contains two independent one-level residences within 2,194 square feet. One unit occupies the main floor, while both feature open interiors with hardwood flooring in the lower unit and luxury vinyl plank flooring in the upper unit. Kitchens, bathrooms, flooring, and paint were updated in 2025. Each residence also has a private basement with dedicated laundry, HVAC, and substantial storage space.
The property occupies a level corner lot with a large yard that backs to trees. Exterior lighting, a paved driveway, and on-street parking are included. Its Harleysville setting provides access to shopping, dining, parks, and major routes. The layout supports rental income, multigenerational living, or extended-family use.
The property occupies a level corner lot with a large yard that backs to trees. Exterior lighting, a paved driveway, and on-street parking are included. Its Harleysville setting provides access to shopping, dining, parks, and major routes. The layout supports rental income, multigenerational living, or extended-family use.
Key Highlights
- Duplex with two separate one‑level residences totaling 2,194 sq. ft.
- 2025 updates include kitchens, bathrooms, flooring, and fresh paint
- Private basement for each unit with laundry, HVAC, and storage
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
$31,879
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
7.08%
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%
$637,580
$637.6K
Cap Rate 7%
$455,414
$455.4K
Cap Rate 9%
$354,211
$354.2K
Market Conditions
NOI Build-Up for 2,194 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
$48.7K $22.20/SF
− Vacancy
−$3.2K −$1.44/SF
EGI
$45.5K $20.76/SF
− OpEx
−$13.7K −$6.23/SF
NOI
$31.9K $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%
$637,580
Cap Rate 7%
$455,414
Cap Rate 9%
$354,211
Alternative Uses
Best Use
Multifamily LT 5
$455.4K
$398.5K – $531.3K
NOI $31,879 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$423.5K
$370.5K – $494.0K
NOI $29,642 @ 7.0% cap · market cap 6.59%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,341 @ 7.0% cap · market cap 19.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
396
Businesses Nearby
Explore this area
Business Placement
Demographics for 19438, PA
25,134
Population
9,572
Households
2.6
Avg Household Size
44
Median Age
52%
College-Educated
97%
High-School Grad
22.2 sq mi
ZIP Area
1,132
Density / Sq Mi
$138,955
Median Household Income
$67,748
Median Earnings
$1,697
Median Rent
$455,100
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 separate one-level residences include updated interiors, individual HVAC, laundry, and basement storage.
Where is this duplex located?
The property is located at 242 SHIRLEY DR Harleysville, PA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Duplex with two separate one‑level residences totaling 2,194 sq. ft.; 2025 updates include kitchens, bathrooms, flooring, and fresh paint; Private basement for each unit with laundry, HVAC, and storage
