Updated Two-Bedroom Income
For Sale
$319,000
326 DRUMMERS LANE Unit 326, Wayne, PA 19087
Second-floor condominium unit with refreshed interiors, two full baths, a balcony, and community services included in the monthly fee.
Property Size1,004 SF
Days on Market13
Property Features for 326 DRUMMERS LANE Unit 326
General Information
Standard status
Active
Size
1,004 SF
Property subtype
Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$3,437
Amenities
balcony
Building Details
Building Size
1,004 SF
Year Built
1970
Listing Agency:
RE/MAX Professional Realty
(610) 639-5241
Listed By:
Dan Borowiec · License #RS-157749-A
(610) 639-5241
Source:
Lizclarkrealestate
Added: Aug 11
Changed: Aug 20
Last Checked: Aug 23 at 9:31AM
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 Professional Realty
Investment Insights
Based on property information with market context.
This second-floor residential income property offers two bedrooms and two full bathrooms within the Glenhardie Condominium Community. Recent work includes full interior repainting, new carpeting in the dining area, living room, and both bedrooms, new vinyl flooring in the kitchen, a new gas stove, and improvements to both bathrooms. The layout includes a galley kitchen, a great room combining dining and living areas, and balcony access overlooking green space.
The primary bedroom has a private full bath, while the second bedroom connects to the hall bathroom. The monthly condo fee covers exterior building maintenance, lawn care, landscaping, snow removal, trash removal, heat, water, and sewer. Golf, tennis, and swimming memberships are available on the community premises for an additional fee. Access to Routes 76, 276, 202, and 422 supports commuting and regional travel.
The primary bedroom has a private full bath, while the second bedroom connects to the hall bathroom. The monthly condo fee covers exterior building maintenance, lawn care, landscaping, snow removal, trash removal, heat, water, and sewer. Golf, tennis, and swimming memberships are available on the community premises for an additional fee. Access to Routes 76, 276, 202, and 422 supports commuting and regional travel.
Key Highlights
- Two‑bedroom, two‑full‑bath second‑floor condominium unit
- Recent interior repainting and new carpeting in four living areas
- Kitchen improvements include new vinyl flooring and a gas stove
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
$10,065
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
3.16%
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%
$201,300
$201.3K
Cap Rate 7%
$143,786
$143.8K
Cap Rate 9%
$111,833
$111.8K
Market Conditions
NOI Build-Up for 1,004 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
$21.2K $21.12/SF
− Vacancy
−$2.9K −$2.89/SF
EGI
$18.3K $18.23/SF
− OpEx
−$8.2K −$8.20/SF
NOI
$10.1K $10.02/SF
Area
Delaware County, PA
Vacancy
13.70%
Lease Rate
$21.12 /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%
$201,300
Cap Rate 7%
$143,786
Cap Rate 9%
$111,833
Alternative Uses
Best Use
Apartment 5plus
$143.8K
$125.8K – $167.8K
NOI $10,065 @ 7.0% cap · market cap 3.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$304.4K
$266.4K – $355.1K
NOI $21,308 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
921
Businesses Nearby
Explore this area
Business Placement
Demographics for 19087, PA
33,501
Population
12,829
Households
2.6
Avg Household Size
40
Median Age
78%
College-Educated
97%
High-School Grad
15.6 sq mi
ZIP Area
2,148
Density / Sq Mi
$165,451
Median Household Income
$71,234
Median Earnings
$2,130
Median Rent
$693,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Second-floor condominium unit with refreshed interiors, two full baths, a balcony, and community services included in the monthly fee.
Where is this residential income property located?
The property is located at 326 DRUMMERS LANE Unit 326 Wayne, PA.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: Two‑bedroom, two‑full‑bath second‑floor condominium unit; Recent interior repainting and new carpeting in four living areas; Kitchen improvements include new vinyl flooring and a gas stove
