Owner-Occupied Duplex with Private
New
For Sale
$785,000
34 BUTTERNUT Drive, Hatboro, PA 19040
MULTI_FAMILY - Colonial, Rambler - HATBORO, PA
Property Size3,180 SF
Lot Size0.34 Acres
Price / SF$246.86
Days on Market1
Property Features for 34 BUTTERNUT Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Dining Room, Basement, Family Room
Parking features
Driveway
Interior features
Additional Stairway, Attic, Bathroom - Tub Shower, Bathroom - Walk-In Shower, Breakfast Area, Dining Area, Entry Level Bedroom, Family Room Off Kitchen, Formal/Separate Dining Room, Primary Bath(s)
Appliances
Dishwasher, Dryer, Washer
Subdivision
HALLOWELL
Elementary school
HALLOWELL
Middle school
KEITH VALLEY
High school
HATBORO-HORSHAM SENIOR
Elementary school district
HATBORO-HORSHAM
Middle school district
HATBORO-HORSHAM
High school district
HATBORO-HORSHAM
Standard status
Active
Size
3,180 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Annual Amount
7427
Utilities
Heating system
Central, Baseboard, Forced Air, Heat Pump (Heating), Electric (Heating), Zoned, Hot Water(Heating)
Cooling system
Central Air
Amenities
covered patio
private deck
fenced backyard
stainless steel appliances
laundry hookups
wet bar
walk-in attic
Building Details
Year built
1955
Number of units
2
Building materials
Vinyl Siding, Brick, Block
Architectural style
Colonial, Rambler
Listing Agency:
Coldwell Banker Hearthside-Doylestown · Coldwell Banker Real Estate
(215) 340-3500
Listed By:
Moya Shea · License #AB068133
(267) 278-2018
Added: Aug 16
Last Checked: Aug 16 at 7:06PM
MLS# PAMC2191334
Copyright © 2026 Bright MLS. 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.
This owner-occupied duplex property combines a 3,180-square-foot raised rancher with a separately accessible second-floor living area. A 2016 renovation expanded the original home and added an oversized great room, formal dining room, mudroom, laundry room, and primary suite with walk-in closet and en-suite bath. The main level also includes an open kitchen with peninsula seating and stainless-steel appliances.
The upper-level suite is reached by an interior staircase or its own exterior entrance. It contains two bedrooms, a full bath, living room, wet bar with island, laundry hookups, private deck, dedicated HVAC, and a floored walk-in attic. The property is restricted to owner-occupied use, making the configuration suited to multigenerational household arrangements, long-term guests, or adult children.
Exterior features include a level, fully fenced backyard and a covered patio extending across the home. The 0.3403-acre property also includes a driveway, central air, and updated roof and windows from the 2016 renovation.
The upper-level suite is reached by an interior staircase or its own exterior entrance. It contains two bedrooms, a full bath, living room, wet bar with island, laundry hookups, private deck, dedicated HVAC, and a floored walk-in attic. The property is restricted to owner-occupied use, making the configuration suited to multigenerational household arrangements, long-term guests, or adult children.
Exterior features include a level, fully fenced backyard and a covered patio extending across the home. The 0.3403-acre property also includes a driveway, central air, and updated roof and windows from the 2016 renovation.
Key Highlights
- 3,180‑square‑foot raised rancher on a 0.3403‑acre lot
- 2016 renovation added a great room, dining room, mudroom, laundry room, roof, and windows
- Second‑floor suite includes 2 bedrooms, full bath, living room, wet bar, deck, and laundry hookups
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
$46,205
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
5.89%
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%
$924,100
$924.1K
Cap Rate 7%
$660,071
$660.1K
Cap Rate 9%
$513,389
$513.4K
Market Conditions
NOI Build-Up for 3,180 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
$70.6K $22.20/SF
− Vacancy
−$4.6K −$1.44/SF
EGI
$66.0K $20.76/SF
− OpEx
−$19.8K −$6.23/SF
NOI
$46.2K $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%
$924,100
Cap Rate 7%
$660,071
Cap Rate 9%
$513,389
Alternative Uses
Best Use
Multifamily LT 5
$660.1K
$577.6K – $770.1K
NOI $46,205 @ 7.0% cap · market cap 5.89%
Second Best
Apartment 5plus
$613.8K
$537.0K – $716.1K
NOI $42,963 @ 7.0% cap · market cap 5.47%
Theoretical Best
Specialty Retail
$1.83M
$1.60M – $2.13M
NOI $128,042 @ 7.0% cap · market cap 16.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
230
Businesses Nearby
Explore this area
Business Placement
Demographics for 19040, PA
22,396
Population
8,277
Households
2.7
Avg Household Size
42
Median Age
38%
College-Educated
93%
High-School Grad
5.9 sq mi
ZIP Area
3,796
Density / Sq Mi
$109,207
Median Household Income
$53,603
Median Earnings
$1,657
Median Rent
$367,700
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 - Renovated two-level residence offers flexible multigenerational living, fenced outdoor space, and direct access to the Hatboro-Horsham School District.
Where is this duplex located?
The property is located at 34 BUTTERNUT Drive Hatboro, PA.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: 3,180‑square‑foot raised rancher on a 0.3403‑acre lot; 2016 renovation added a great room, dining room, mudroom, laundry room, roof, and windows; Second‑floor suite includes 2 bedrooms, full bath, living room, wet bar, deck, and laundry hookups
