Twin Duplex With Off-Street
For Sale
$399,900
Pending
340 S Reading Ave, Boyertown, PA 19512
Both sides offer separate living spaces, with off-street parking positioned behind the property.
Property Size1,976 SF
Days on Market56
Property Features for 340 S Reading Ave
General Information
Standard status
Pending
Size
1,976 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$4,223
Listing Agency:
Legacy Real Estate Associates, LLC
(610) 422-3898
Listed By:
Kristen L Weller
(484) 794-9751
Source:
Exprealty
Added: Jul 27
Changed: Sep 12
Last Checked: Sep 19 at 12:42PM
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 Legacy Real Estate Associates, LLC
Investment Insights
Based on property information with market context.
This duplex includes both sides of a twin-home configuration under one deed, providing two separate living spaces within a combined 1,976-square-foot property. The layout supports flexible occupancy, including use of one side while the other is rented, subject to applicable requirements. The property may also suit multi-generational living arrangements where each household has its own residence.
Located at 340 S Reading Ave in Boyertown, the homes have off-street parking at the rear. A wooded hill behind the property provides a scenic setting, with possible views of trains traveling on the historic Colebrookdale Railroad. The two sides may be eligible for division into separate properties, a process that can be explained by the seller.
Located at 340 S Reading Ave in Boyertown, the homes have off-street parking at the rear. A wooded hill behind the property provides a scenic setting, with possible views of trains traveling on the historic Colebrookdale Railroad. The two sides may be eligible for division into separate properties, a process that can be explained by the seller.
Key Highlights
- Both sides of the twin duplex are included in the sale
- Combined property size of 1,976 SF
- Two separate living spaces under one deed
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
$19,481
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
4.87%
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%
$389,620
$389.6K
Cap Rate 7%
$278,300
$278.3K
Cap Rate 9%
$216,456
$216.5K
Market Conditions
NOI Build-Up for 1,976 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
$28.9K $14.64/SF
− Vacancy
−$1.1K −$0.56/SF
EGI
$27.8K $14.08/SF
− OpEx
−$8.3K −$4.23/SF
NOI
$19.5K $9.86/SF
Area
Berks County, PA
Vacancy
3.80%
Lease Rate
$14.64 /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%
$389,620
Cap Rate 7%
$278,300
Cap Rate 9%
$216,456
Alternative Uses
Best Use
Multifamily LT 5
$278.3K
$243.5K – $324.7K
NOI $19,481 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$243.2K
$212.8K – $283.8K
NOI $17,027 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$324.4K
$283.8K – $378.5K
NOI $22,707 @ 7.0% cap · market cap 5.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Explore this area
Business Placement
Demographics for 19512, PA
16,928
Population
6,726
Households
2.5
Avg Household Size
46
Median Age
23%
College-Educated
91%
High-School Grad
43.3 sq mi
ZIP Area
391
Density / Sq Mi
$76,036
Median Household Income
$49,954
Median Earnings
$1,146
Median Rent
$247,500
Median Home Value
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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?
Duplex - Both sides offer separate living spaces, with off-street parking positioned behind the property.
Where is this duplex located?
The property is located at 340 S Reading Ave Boyertown, PA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Both sides of the twin duplex are included in the sale; Combined property size of 1,976 SF; Two separate living spaces under one deed
