Mixed-Use Property with
For Sale
$850,000
35 Beulah Rd, Doylestown, PA 18901
C-3 zoning with MUO overlay supports residential and commercial use across multiple buildings.
Property Size2,000 SF
Price / SF$373.13
Days on Market18
Property Features for 35 Beulah Rd
General Information
Standard status
Active
Size
2,000 SF
Total Parking Spaces
9
Property subtype
Multi-Family
Zoning
C-3 with MUO overlay
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 4BR/2.5BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Gross Income
$70,800
Warehouse Space
2,000 SF
Building Details
Year Built
1953
Buildings
3
Building Size
2,000 SF
Tenancy
Multi
Listing Agency:
RE/MAX Professional Realty
(610) 639-5241
Listed By:
Dan Borowiec · License #RS-157749-A
Source:
Jennysoldmine
Added: Aug 12
Changed: Aug 28
Last Checked: Aug 28 at 1:06PM
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 mixed-use property at 35 Beulah Rd includes three separate improvements: a detached single-family home, a bungalow or cottage, and a garage/mini-warehouse building. The main residence contains approximately 3,500 square feet with four bedrooms and 2.5 baths. The secondary dwelling offers approximately 1,400 square feet, two bedrooms, and one full bath. A roughly 2,000-square-foot garage and mini-warehouse building completes the site. All three improvements are currently leased on a month-to-month basis.
Zoned C-3 with an MUO overlay, the parcel permits residential and commercial usage on a single property. The site is positioned just south of Doylestown Boro and accessed from Route 202. Approximately nine designated parking spaces are included. The property has a documented history of residential and professional office use.
Zoned C-3 with an MUO overlay, the parcel permits residential and commercial usage on a single property. The site is positioned just south of Doylestown Boro and accessed from Route 202. Approximately nine designated parking spaces are included. The property has a documented history of residential and professional office use.
Key Highlights
- C‑3 Commercial Zoning with MUO overlay
- Detached 4‑bedroom, 2.5‑bath home with approximately 3,500 SF
- Separate 2‑bedroom bungalow/cottage with approximately 1,400 SF
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
$28,205
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
3.32%
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%
$564,100
$564.1K
Cap Rate 7%
$402,929
$402.9K
Cap Rate 9%
$313,389
$313.4K
Market Conditions
NOI Build-Up for 2,278 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
$53.0K $23.28/SF
− Vacancy
−$1.8K −$0.77/SF
EGI
$51.3K $22.51/SF
− OpEx
−$23.1K −$10.13/SF
NOI
$28.2K $12.38/SF
Area
Bucks County, PA
Vacancy
3.30%
Lease Rate
$23.28 /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%
$564,100
Cap Rate 7%
$402,929
Cap Rate 9%
$313,389
Alternative Uses
Best Use
Apartment 5plus
$402.9K
$352.6K – $470.1K
NOI $28,205 @ 7.0% cap · market cap 3.32%
Second Best
Warehouse
$332.9K
$291.3K – $388.4K
NOI $23,301 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$690.7K
$604.3K – $805.8K
NOI $48,347 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
584
Businesses Nearby
Explore this area
Business Placement
Demographics for 18901, PA
28,395
Population
11,431
Households
2.5
Avg Household Size
47
Median Age
58%
College-Educated
98%
High-School Grad
21.0 sq mi
ZIP Area
1,352
Density / Sq Mi
$115,425
Median Household Income
$54,548
Median Earnings
$1,890
Median Rent
$544,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C-3 zoning with MUO overlay supports residential and commercial use across multiple buildings.
Where is this mixed-use property located?
The property is located at 35 Beulah Rd Doylestown, PA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: C‑3 Commercial Zoning with MUO overlay; Detached 4‑bedroom, 2.5‑bath home with approximately 3,500 SF; Separate 2‑bedroom bungalow/cottage with approximately 1,400 SF
