Royersford Multifamily Portfolio
For Sale
Contact for pricing
439 MAIN ST, Royersford, PA 19468
12-unit multifamily portfolio in Royersford's Central Business District.
Property Size5,904 SF
Price / SF$321.82
Days on Market103
Property Features for 439 MAIN ST
General Information
Standard status
Active
Size
5,904 SF
Total Parking Spaces
22
Property subtype
Multifamily
Zoning
CB
Occupancy
100%
Building Details
Year Built
1900
Buildings
2
Stories
2
Units
6
Tenancy
Multi
Listing Agency:
RE/MAX Ready Conshohocken
(717) 371-1432
Listed By:
Megan Herr · License #RS358045
Source:
Crexi
Added: May 19
Changed: Aug 8
Last Checked: Aug 29 at 6:05AM
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 Ready Conshohocken
Investment Insights
Based on property information with market context.
Located in the heart of Royersford Borough’s Central Business District, 439 & 443 Main Street offer an opportunity to acquire a 12-unit multifamily portfolio. The properties consist of 6 rentals in each building, situated in a growing rental market within Montgomery County. The combined properties provide approximately 10,655 square feet with a unit mix of studio, one-bedroom, two-bedroom, and three-bedroom apartments. A valuable feature is the oversized private parking lot accommodating approximately 22–24 vehicles. The properties are located directly along Main Street, near local restaurants, coffee shops, retail, parks, and the Schuylkill River Trail. They also provide convenient access to Route 422, Phoenixville, King of Prussia, and surrounding employment hubs throughout Montgomery and Chester Counties. The current operating structure includes landlord-paid insurance, taxes, common area electric and gas, water, sewer, trash, lawn care, and snow removal. Tenants are responsible for electric along with cable and internet services. Royersford Borough experiences strong rental demand due to ongoing revitalization, limited multifamily inventory, and increasing demand for walkable community-oriented living environments. This offering presents investors the opportunity to acquire a well-located multifamily portfolio with long-term upside potential in an increasingly supply-constrained apartment market.
Key Highlights
- Rare 12‑unit multifamily portfolio in Royersford's Central Business District.
- Oversized private parking lot accommodating approximately 22‑24 vehicles.
- Diverse unit mix of studio, one, two, and three‑bedroom apartments.
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
$79,765
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
4.20%
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%
$1,595,300
$1.6M
Cap Rate 7%
$1,139,500
$1.1M
Cap Rate 9%
$886,278
$886.3K
Market Conditions
NOI Build-Up for 5,904 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
$154.4K $26.16/SF
− Vacancy
−$9.4K −$1.60/SF
EGI
$145.0K $24.56/SF
− OpEx
−$65.3K −$11.05/SF
NOI
$79.8K $13.51/SF
Area
Montgomery County, PA
Vacancy
6.10%
Lease Rate
$26.16 /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%
$1,595,300
Cap Rate 7%
$1,139,500
Cap Rate 9%
$886,278
Alternative Uses
Best Use
Apartment 5plus
$1.14M
$997.1K – $1.33M
NOI $79,765 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.40M
$2.97M – $3.96M
NOI $237,723 @ 7.0% cap · market cap 12.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
629
Businesses Nearby
Explore this area
Business Placement
Demographics for 19468, PA
27,869
Population
11,560
Households
2.4
Avg Household Size
41
Median Age
48%
College-Educated
95%
High-School Grad
16.9 sq mi
ZIP Area
1,649
Density / Sq Mi
$106,261
Median Household Income
$60,951
Median Earnings
$1,688
Median Rent
$383,500
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?
Apartment building - 12-unit multifamily portfolio in Royersford's Central Business District.
Where is this apartment building located?
The property is located at 439 MAIN ST Royersford, PA.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Rare 12‑unit multifamily portfolio in Royersford's Central Business District.; Oversized private parking lot accommodating approximately 22‑24 vehicles.; Diverse unit mix of studio, one, two, and three‑bedroom apartments.
