Mixed-Use Duplex with Retail
For Sale
$350,000
2810 Limekiln Pike, Glenside, PA 19038
Brick-and-stucco property combines an income-producing commercial suite with an updated two-bedroom apartment and private rear deck.
Property Size1,800 SF
Price / SF$194.44
Days on Market113
Property Features for 2810 Limekiln Pike
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Multi-Family / Fee Simple
Zoning
COMMERCIAL
Additional Details
Gross Income
$11,100
Taxes and HOA fees
Annual Taxes
$4,666
Amenities
skylights
private rear deck
basement storage
laundry access
No
No Pool
Sidewalks
Building Details
Year Built
1935
Buildings
1
Construction
brick and stucco
Tenancy
Single
Listing Agency:
RE/MAX 440 - Doylestown
(215) 219-2767
Listed By:
Barbara A Matyszczak · License #RS189352L
(215) 219-2767
Source:
Compass
Added: May 11
Changed: Aug 30
Last Checked: Aug 30 at 6:56PM
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 RE/MAX 440 - Doylestown
Investment Insights
Based on property information with market context.
This 1,800-square-foot mixed-use property combines a first-floor commercial suite with a second-floor residential unit. The commercial area has an open plan, reception area, private back office, half bath, and basement access, and is currently used as a tattoo parlor. The apartment includes two bedrooms, vaulted ceilings with skylights, hardwood flooring in the main living area, carpeted bedrooms, and an updated ceramic tile bathroom. Its eat-in kitchen features raised-panel cabinetry, extensive counter space, a dishwasher, gas range/oven, and integrated microwave. Sliding doors open to a private rear deck, while the basement provides storage and laundry access from the main floor and exterior.
Located in Glenside at 2810 Limekiln Pike, the building has brick-and-stucco construction, sidewalk access, and a roof replaced in 2022. The retail suite is leased through 2029, providing an established commercial component alongside the residential unit. Zoning is COMMERCIAL.
Located in Glenside at 2810 Limekiln Pike, the building has brick-and-stucco construction, sidewalk access, and a roof replaced in 2022. The retail suite is leased through 2029, providing an established commercial component alongside the residential unit. Zoning is COMMERCIAL.
Key Highlights
- 1,800‑square‑foot mixed‑use duplex with first‑floor retail and second‑floor apartment
- First‑floor commercial suite includes reception area, private office, half bath, and basement access
- Second‑floor unit has 2 bedrooms, vaulted ceilings, skylights, and updated ceramic tile bathroom
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
$28,299
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
8.09%
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%
$565,980
$566.0K
Cap Rate 7%
$404,271
$404.3K
Cap Rate 9%
$314,433
$314.4K
Market Conditions
NOI Build-Up for 1,800 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
$46.9K $26.04/SF
− Vacancy
−$9.1K −$5.08/SF
EGI
$37.7K $20.96/SF
− OpEx
−$9.4K −$5.24/SF
NOI
$28.3K $15.72/SF
Area
Montgomery County, PA
Vacancy
19.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
25.00%
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%
$565,980
Cap Rate 7%
$404,271
Cap Rate 9%
$314,433
Alternative Uses
Best Use
Office B
$404.3K
$353.7K – $471.7K
NOI $28,299 @ 7.0% cap · market cap 8.09%
Second Best
Retail
$310.4K
$271.6K – $362.1K
NOI $21,727 @ 7.0% cap · market cap 6.21%
Theoretical Best
Specialty Retail
$1.04M
$906.0K – $1.21M
NOI $72,477 @ 7.0% cap · market cap 20.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
399
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick-and-stucco property combines an income-producing commercial suite with an updated two-bedroom apartment and private rear deck.
Where is this mixed-use property located?
The property is located at 2810 Limekiln Pike Glenside, PA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,800‑square‑foot mixed‑use duplex with first‑floor retail and second‑floor apartment; First‑floor commercial suite includes reception area, private office, half bath, and basement access; Second‑floor unit has 2 bedrooms, vaulted ceilings, skylights, and updated ceramic tile bathroom
