Three-Story
New
For Sale
$1,200,000
3554-3556 WOODCREST AVENUE, Newtown Square, PA 19073
Two updated residences offer spacious layouts, finished lower levels, and flexible living arrangements in a convenient suburban setting.
Property Size3,270 SF
Days on Market3
Property Features for 3554-3556 WOODCREST AVENUE
General Information
Standard status
Active
Size
3,270 SF
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2.5BA, 1 x 4BR/3.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,638
Building Details
Building Size
3,270 SF
Year Built
1965
Listing Agency:
Long & Foster Real Estate, Inc.
Listed By:
Richard A. Opperman Jr. · License #AB-051326-L
(610) 489-2100
Source:
Lizclarkrealestate
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 3 at 2:28AM
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 Long & Foster Real Estate, Inc.
Investment Insights
Based on property information with market context.
This well-maintained duplex contains two separate residences, each with three floors of finished living space. Unit 3554 includes 3 bedrooms, 2.5 bathrooms, and a finished lower level, while Unit 3556 provides 4 bedrooms, 3.5 bathrooms, and its own finished lower level. One residence also includes a privately accessed area with a kitchenette, bedroom, full bathroom, and living room, providing flexibility for extended household use.
Property updates include HVAC systems, replacement windows, and a newer roof. Built in 1965, the property is located on Woodcrest Avenue in Newtown Square, with shopping, restaurants, grocery stores, businesses, and everyday services nearby. Its position on a less-traveled road provides a quieter setting while remaining close to local amenities.
Property updates include HVAC systems, replacement windows, and a newer roof. Built in 1965, the property is located on Woodcrest Avenue in Newtown Square, with shopping, restaurants, grocery stores, businesses, and everyday services nearby. Its position on a less-traveled road provides a quieter setting while remaining close to local amenities.
Key Highlights
- Two‑unit duplex with three floors of finished living space in each residence
- Unit 3554 includes 3 bedrooms, 2.5 bathrooms, and a finished lower level
- Unit 3556 includes 4 bedrooms, 3.5 bathrooms, and a finished lower level
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
$35,842
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
2.99%
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%
$716,840
$716.8K
Cap Rate 7%
$512,029
$512.0K
Cap Rate 9%
$398,244
$398.2K
Market Conditions
NOI Build-Up for 3,270 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
$58.9K $18.00/SF
− Vacancy
−$7.7K −$2.34/SF
EGI
$51.2K $15.66/SF
− OpEx
−$15.4K −$4.70/SF
NOI
$35.8K $10.96/SF
Area
Delaware County, PA
Vacancy
13.01%
Lease Rate
$18.00 /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%
$716,840
Cap Rate 7%
$512,029
Cap Rate 9%
$398,244
Alternative Uses
Best Use
Multifamily LT 5
$512.0K
$448.0K – $597.4K
NOI $35,842 @ 7.0% cap · market cap 2.99%
Second Best
Apartment 5plus
$468.3K
$409.8K – $546.3K
NOI $32,780 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$991.4K
$867.5K – $1.16M
NOI $69,400 @ 7.0% cap · market cap 5.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
955
Businesses Nearby
Explore this area
Business Placement
Demographics for 19073, PA
20,853
Population
8,645
Households
2.4
Avg Household Size
50
Median Age
65%
College-Educated
98%
High-School Grad
20.5 sq mi
ZIP Area
1,017
Density / Sq Mi
$131,061
Median Household Income
$82,880
Median Earnings
$1,987
Median Rent
$581,400
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 - Two updated residences offer spacious layouts, finished lower levels, and flexible living arrangements in a convenient suburban setting.
Where is this duplex located?
The property is located at 3554-3556 WOODCREST AVENUE Newtown Square, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two‑unit duplex with three floors of finished living space in each residence; Unit 3554 includes 3 bedrooms, 2.5 bathrooms, and a finished lower level; Unit 3556 includes 4 bedrooms, 3.5 bathrooms, and a finished lower level
