Fully Occupied Duplex with
For Sale
$695,000
5160 BUTLER Pike, Plymouth Meeting, PA 19462
MULTI_FAMILY - Cape Cod - PLYMOUTH MEETING, PA
Property Size2,600 SF
Lot Size1.55 Acres
Price / SF$267.31
Days on Market55
Property Features for 5160 BUTLER Pike
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
2
Parking features
Driveway, Garage - Detached
Elementary school district
COLONIAL
Middle school district
COLONIAL
High school district
COLONIAL
Standard status
Active
Size
2,600 SF
Lot size
1.55 Acres
Taxes and HOA fees
Tax Annual Amount
5842
Utilities
Heating system
Radiant, Hot Water(Heating)
Cooling system
Wall Unit(s)
Building Details
Year built
1965
Number of units
2
Building materials
Brick
Architectural style
Cape Cod
Listing Agency:
ListWithFreedom.com
(855) 456-4945
Listed By:
Ralph Marion Harvey III · License #RM424475
(855) 456-4945
Added: Jul 1
Changed: Aug 10
Last Checked: Aug 24 at 5:06AM
MLS# PAMC2186112
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This fully occupied Cape Cod-style duplex offers two separate apartments. The first floor features a 3-bedroom, 1-bath layout, and the second floor offers a 2-bedroom, 1-bath configuration. A detached 2-car garage is also included and is currently leased out to a contractor for additional income.
The property sits on 1.55 acres of flat land in Plymouth Meeting, located on the edge of Whitemarsh Township. It is currently zoned “Campus Type Limited Industrial.” The home is set along Butler Pike, just minutes from major regional routes including the Blue Route and Turnpike, and less than 10 minutes to SEPTA Regional Rail via Ambler Station.
The long-term occupancy supports immediate income while allowing for potential updates. The garage and duplex each provide functional, income-producing components within a single, flat parcel.
The property sits on 1.55 acres of flat land in Plymouth Meeting, located on the edge of Whitemarsh Township. It is currently zoned “Campus Type Limited Industrial.” The home is set along Butler Pike, just minutes from major regional routes including the Blue Route and Turnpike, and less than 10 minutes to SEPTA Regional Rail via Ambler Station.
The long-term occupancy supports immediate income while allowing for potential updates. The garage and duplex each provide functional, income-producing components within a single, flat parcel.
Key Highlights
- Fully occupied Cape Cod‑style duplex on 1.55 acres in Plymouth Meeting (Whitemarsh Township), PA.
- Duplex unit mix: 1st floor 3 BR/1 BA and 2nd floor 2 BR/1 BA.
- Detached 2‑car garage leased out to a contractor for additional income.
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
2
Residential units
100%
Occupancy
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 - Two-unit Cape Cod-style duplex on 1.55 acres with a leased 2-car detached garage.
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: Fully occupied Cape Cod‑style duplex on 1.55 acres in Plymouth Meeting (Whitemarsh Township), PA.; Duplex unit mix: 1st floor 3 BR/1 BA and 2nd floor 2 BR/1 BA.; Detached 2‑car garage leased out to a contractor for additional income.
