Residential Income Property, End
For Sale
$320,000
501 BRANDON ROAD, Norristown, PA 19403
Two-bedroom condo in a 55+ community with golf course views and indoor recreational amenities.
Property Size1,026 SF
Price / SF$311.89
Days on Market10
Property Features for 501 BRANDON ROAD
General Information
Standard status
Active
Size
1,026 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Additional Details
HOA Fee
$315
Taxes and HOA fees
Annual Taxes
$4,899
Amenities
indoor pool
fitness center/gym
private clubhouse
social and meeting rooms
additional storage areas
Building Details
Building Size
1,026 SF
Year Built
2004
Listing Agency:
Real of Pennsylvania
(610) 716-0997
Listed By:
Beth Samberg · License #RS294093
(610) 716-0997
Source:
Lizclarkrealestate
Added: Aug 5
Changed: Aug 14
Last Checked: Aug 14 at 1:10PM
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 Real of Pennsylvania
Investment Insights
Based on property information with market context.
This lower-level, end-unit condominium at 501 Brandon Road offers two bedrooms, two bathrooms, and 1,026 square feet of living area. Built in 2004, the residence opens toward golf course views and benefits from the privacy and natural light associated with its end-unit position.
The home is located within The Greens at Westover, a 55+ community in West Norriton, Montgomery County. Community amenities include an indoor pool, fitness center, private clubhouse, social and meeting rooms, and additional storage areas. The association handles exterior maintenance, lawn care, snow removal, water, sewer, and trash, supporting a lower-maintenance residential setting.
The home is located within The Greens at Westover, a 55+ community in West Norriton, Montgomery County. Community amenities include an indoor pool, fitness center, private clubhouse, social and meeting rooms, and additional storage areas. The association handles exterior maintenance, lawn care, snow removal, water, sewer, and trash, supporting a lower-maintenance residential setting.
Key Highlights
- Two‑bedroom, two‑bath lower‑level end‑unit condo
- 1,026 square feet of living area
- Golf course views from the backyard
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
$13,862
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
4.33%
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%
$277,240
$277.2K
Cap Rate 7%
$198,029
$198.0K
Cap Rate 9%
$154,022
$154.0K
Market Conditions
NOI Build-Up for 1,026 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
$26.8K $26.16/SF
− Vacancy
−$1.6K −$1.60/SF
EGI
$25.2K $24.56/SF
− OpEx
−$11.3K −$11.05/SF
NOI
$13.9K $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%
$277,240
Cap Rate 7%
$198,029
Cap Rate 9%
$154,022
Alternative Uses
Best Use
Apartment 5plus
$198.0K
$173.3K – $231.0K
NOI $13,862 @ 7.0% cap · market cap 4.33%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$590.2K
$516.4K – $688.5K
NOI $41,312 @ 7.0% cap · market cap 12.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 19403, PA
43,734
Population
19,720
Households
2.2
Avg Household Size
45
Median Age
48%
College-Educated
96%
High-School Grad
22.4 sq mi
ZIP Area
1,952
Density / Sq Mi
$101,996
Median Household Income
$59,809
Median Earnings
$1,640
Median Rent
$355,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom condo in a 55+ community with golf course views and indoor recreational amenities.
Where is this residential income property located?
The property is located at 501 BRANDON ROAD Norristown, PA.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Two‑bedroom, two‑bath lower‑level end‑unit condo; 1,026 square feet of living area; Golf course views from the backyard
