Duplex with Traditional Floor
For Sale
$335,000
Pending
444 State Street, East Greenville, PA 18041
Two-unit residential income property with R3 zoning and in-town access to shops, restaurants, parks, and community amenities.
Property Size2,036 SF
Days on Market201
Property Features for 444 State Street
General Information
Standard status
Pending
Size
2,036 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Fee Simple
Zoning
R3
Taxes and HOA fees
Annual Taxes
$3,515
Amenities
No
Built-In Microwave, Dishwasher, Dryer, Microwave, Oven/Range - Electric, Washer, Water Heater
Bathroom - Tub Shower, Ceiling Fan(s), Combination Dining/Living, Floor Plan - Traditional, Carpet
http://tour.circlepix.com/home2/GPUNRE/444-STATE-ST-EAST-GREENVILLE-PA-PAMC629174
No Pool
Above Grade, Below Grade
Building Details
Year Built
1972
Listing Agency:
RE/MAX 440 - Perkasie
(267) 664-5376
Listed By:
Michael Antonucci · License #RS329615
(267) 664-5376
Source:
Compass
Added: Feb 10
Changed: Aug 29
Last Checked: Aug 29 at 7:36PM
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 440 - Perkasie
Investment Insights
Based on property information with market context.
This two-unit residential property in East Greenville contains 2,036 square feet and was built in 1972. The traditional floor plan includes combination dining and living areas, carpeted spaces, ceiling fans, and tub-shower bathrooms. The kitchen equipment package includes an electric oven/range, built-in microwave, dishwasher, refrigerator microwave, washer, dryer, and water heater. The property also includes above-grade and below-grade areas and has no pool.
Located at 444 State Street, the duplex is within the borough of East Greenville, with local shops, restaurants, parks, and other community amenities nearby. Major routes provide commuter access, while trails and recreation areas are available in the surrounding area. The property is served by the Upper Perkiomen School District and is zoned R3.
Located at 444 State Street, the duplex is within the borough of East Greenville, with local shops, restaurants, parks, and other community amenities nearby. Major routes provide commuter access, while trails and recreation areas are available in the surrounding area. The property is served by the Upper Perkiomen School District and is zoned R3.
Key Highlights
- Duplex with 2,036 square feet of property size
- Built in 1972
- R3 zoning
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
$29,583
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
8.83%
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%
$591,660
$591.7K
Cap Rate 7%
$422,614
$422.6K
Cap Rate 9%
$328,700
$328.7K
Market Conditions
NOI Build-Up for 2,036 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
$45.2K $22.20/SF
− Vacancy
−$2.9K −$1.44/SF
EGI
$42.3K $20.76/SF
− OpEx
−$12.7K −$6.23/SF
NOI
$29.6K $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%
$591,660
Cap Rate 7%
$422,614
Cap Rate 9%
$328,700
Alternative Uses
Best Use
Multifamily LT 5
$422.6K
$369.8K – $493.1K
NOI $29,583 @ 7.0% cap · market cap 8.83%
Second Best
Apartment 5plus
$393.0K
$343.8K – $458.5K
NOI $27,507 @ 7.0% cap · market cap 8.21%
Theoretical Best
Specialty Retail
$1.17M
$1.02M – $1.37M
NOI $81,979 @ 7.0% cap · market cap 24.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
269
Businesses Nearby
Explore this area
Business Placement
Demographics for 18041, PA
5,632
Population
2,383
Households
2.4
Avg Household Size
39
Median Age
27%
College-Educated
96%
High-School Grad
12.7 sq mi
ZIP Area
443
Density / Sq Mi
$95,052
Median Household Income
$47,967
Median Earnings
$1,284
Median Rent
$286,300
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Two-unit residential income property with R3 zoning and in-town access to shops, restaurants, parks, and community amenities.
Where is this duplex located?
The property is located at 444 State Street East Greenville, PA.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Duplex with 2,036 square feet of property size; Built in 1972; R3 zoning
