Duplex with Detached
For Sale
$695,000
5160 Butler Pike, Plymouth Meeting, PA 19462
Fully occupied two-unit property with a leased detached garage and substantial land area in a suburban Pennsylvania corridor.
Property Size2,600 SF
Lot Size1.55 Acres
Price / SF$267.31
Days on Market54
Property Features for 5160 Butler Pike
General Information
Standard status
Active
Size
2,600 SF
Total Parking Spaces
2
Lot size
1.55 Acres
Property subtype
Residential Income
Zoning
Campus Type Limited Industrial
Occupancy
100%
Additional Details
Highway Access
Yes
Topography
flat
Taxes and HOA fees
Annual Taxes
$5,842
Amenities
detached garage
Building Details
Stories
2
Tenancy
Multi
Listing Agency:
ListWithFreedom.com
(855) 456-4945
Listed By:
Ralph Marion Harvey III · License #304715
(855) 456-4945
Source:
Exprealty
Added: Jul 1
Changed: Aug 21
Last Checked: Aug 22 at 1:07PM
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 ListWithFreedom.com
Investment Insights
Based on property information with market context.
This two-unit residential property occupies 1.55 acres and includes a detached two-car garage. The first-floor apartment contains three bedrooms and one bathroom, while the second-floor unit offers two bedrooms and one bathroom. Both apartments are fully occupied, and the garage is leased to a contractor.
The property is zoned Campus Type Limited Industrial and sits along Butler Pike in Plymouth Meeting, within Whitemarsh Township. Downtown Ambler and Blue Bell are approximately 8 minutes away, with the Blue Route and Pennsylvania Turnpike a short drive from the site. Ambler Station provides SEPTA Regional Rail access in less than 10 minutes.
The property is zoned Campus Type Limited Industrial and sits along Butler Pike in Plymouth Meeting, within Whitemarsh Township. Downtown Ambler and Blue Bell are approximately 8 minutes away, with the Blue Route and Pennsylvania Turnpike a short drive from the site. Ambler Station provides SEPTA Regional Rail access in less than 10 minutes.
Key Highlights
- 1.55‑acre property with a fully occupied duplex and detached two‑car garage
- First‑floor unit includes 3 BR / 1 BA
- Second‑floor unit includes 2 BR / 1 BA
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
$37,778
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
5.44%
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%
$755,560
$755.6K
Cap Rate 7%
$539,686
$539.7K
Cap Rate 9%
$419,756
$419.8K
Market Conditions
NOI Build-Up for 2,600 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
$57.7K $22.20/SF
− Vacancy
−$3.8K −$1.44/SF
EGI
$54.0K $20.76/SF
− OpEx
−$16.2K −$6.23/SF
NOI
$37.8K $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%
$755,560
Cap Rate 7%
$539,686
Cap Rate 9%
$419,756
Alternative Uses
Best Use
Multifamily LT 5
$539.7K
$472.2K – $629.6K
NOI $37,778 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$501.8K
$439.1K – $585.5K
NOI $35,127 @ 7.0% cap · market cap 5.05%
Theoretical Best
Specialty Retail
$1.50M
$1.31M – $1.74M
NOI $104,688 @ 7.0% cap · market cap 15.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
Explore this area
Business Placement
Demographics for 19462, PA
16,267
Population
6,658
Households
2.4
Avg Household Size
41
Median Age
53%
College-Educated
95%
High-School Grad
8.3 sq mi
ZIP Area
1,960
Density / Sq Mi
$133,942
Median Household Income
$66,598
Median Earnings
$1,771
Median Rent
$452,400
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 - Fully occupied two-unit property with a leased detached garage and substantial land area in a suburban Pennsylvania corridor.
Where is this duplex located?
The property is located at 5160 Butler Pike Plymouth Meeting, PA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: 1.55‑acre property with a fully occupied duplex and detached two‑car garage; First‑floor unit includes 3 BR / 1 BA; Second‑floor unit includes 2 BR / 1 BA
