Historic Mixed-Use
For Sale
$1,295,000
31 HEWETT ROAD, Wyncote, PA 19095
Stone construction and a covered porch distinguish this building, which combines residential apartments with office space.
Property Size7,281 SF
Price / SF$177.86
Days on Market9
Property Features for 31 HEWETT ROAD
General Information
Standard status
Active
Size
7,281 SF
Property subtype
Commercial
Units
Multifamily Units
8
Office Units
1
Amenities
covered porch
mature landscaping
Building Details
Year Built
1900
Buildings
1
Construction
stone
Listing Agency:
RE/MAX Central - Blue Bell
(215) 643-3200
Listed By:
Yulin Fang
(215) 260-9168
Source:
Cummingsrealtors
Added: Sep 19
Changed: Sep 26
Last Checked: Sep 26 at 2:27PM
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 Central - Blue Bell
Investment Insights
Based on property information with market context.
Built in 1900, this 7,281-square-foot stone property in Wyncote contains eight residential units and one office. Interior features include hardwood floors, high ceilings, decorative paneling, original woodwork, grand staircases, and arched and leaded-glass windows. A covered porch and stone-and-brick exterior complete the building’s architectural details.
Recent system work includes a roof replacement in 2025, along with a new water heater and an updated heating system in 2024. The property has established rental income from its residential and office components.
Recent system work includes a roof replacement in 2025, along with a new water heater and an updated heating system in 2024. The property has established rental income from its residential and office components.
Key Highlights
- Eight residential units plus one office
- 7,281 square feet; built in 1900
- Roof replaced in 2025
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
$98,369
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
7.60%
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%
$1,967,380
$2.0M
Cap Rate 7%
$1,405,271
$1.4M
Cap Rate 9%
$1,092,989
$1.1M
Market Conditions
NOI Build-Up for 7,281 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
$190.5K $26.16/SF
− Vacancy
−$11.6K −$1.60/SF
EGI
$178.9K $24.56/SF
− OpEx
−$80.5K −$11.05/SF
NOI
$98.4K $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%
$1,967,380
Cap Rate 7%
$1,405,271
Cap Rate 9%
$1,092,989
Alternative Uses
Best Use
Apartment 5plus
$1.41M
$1.23M – $1.64M
NOI $98,369 @ 7.0% cap · market cap 7.60%
Second Best
Mixed Use
$1.08M
$942.0K – $1.26M
NOI $75,358 @ 7.0% cap · market cap 5.82%
Theoretical Best
Specialty Retail
$4.19M
$3.66M – $4.89M
NOI $293,168 @ 7.0% cap · market cap 22.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
8
Residential units
Location Intelligence
Trade Area within ½ mile
800
Businesses Nearby
Explore this area
Business Placement
Demographics for 19095, PA
7,880
Population
3,841
Households
2.1
Avg Household Size
44
Median Age
65%
College-Educated
97%
High-School Grad
2.1 sq mi
ZIP Area
3,752
Density / Sq Mi
$108,250
Median Household Income
$66,442
Median Earnings
$1,776
Median Rent
$419,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Stone construction and a covered porch distinguish this building, which combines residential apartments with office space.
Where is this mixed-use property located?
The property is located at 31 HEWETT ROAD Wyncote, PA.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Eight residential units plus one office; 7,281 square feet; built in 1900; Roof replaced in 2025
