Building Details

Building Size 2,056 SF

Year Built 1910

Listing Agency: p***@houwzer.com Show Phone

Listed By: Fred A A Altieri Show Phone

Source: Evrealestate

Added: Jun 10 Changed: Aug 16 Last Checked: Aug 4 at 2:23AM

Report an Issue

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 Fred A A Altieri

Investment Insights

Based on property information with market context.

This residential income property in Belmont Hills, Pennsylvania, dates to 1910 and includes central air conditioning, natural gas service, and a gas water heater. The property is located at 54 Highland Avenue and has on-street parking. Zoning is designated R5.

Access is provided from I-76, also known as the Schuylkill Expressway, using Exit 338 for Belmont Avenue and Green Lane. The documented route continues through Belmont Avenue, Rock Hill Road, Bryn Mawr Avenue, Ashland Avenue, and Highland Avenue to the property.

Key Highlights

• Residential income property at 54 Highland Avenue, Belmont Hills, PA 19004
• R5 zoning
• Built in 1910

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

$27,777

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

5.19%

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%

$555,540 $555.5K

Cap Rate 7%

$396,814 $396.8K

Cap Rate 9%

$308,633 $308.6K

Market Conditions

NOI Build-Up for 2,056 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

$53.8K $26.16/SF

− Vacancy

−$3.3K −$1.60/SF

EGI

$50.5K $24.56/SF

− OpEx

−$22.7K −$11.05/SF

NOI

$27.8K $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%

$555,540

Cap Rate 7%

$396,814

Cap Rate 9%

$308,633

Alternative Uses

Best Use

Apartment 5plus

$396.8K

$347.2K – $463.0K (±1% cap)

NOI $27,777 @ 7.0% cap · market cap 5.19%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$1.18M

$1.03M – $1.38M (±1% cap)

NOI $82,784 @ 7.0% cap · market cap 15.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Multifamily properties

Suggested Use

Top Pick Dental Office Law Firm Pharmacy Electrical Service Daycare Center (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

422

Businesses Nearby

Explore this area Business Placement

Demographics for 19004, PA

10,668

Population

4,453

Households

2.4

Avg Household Size

41

Median Age

73%

College-Educated

98%

High-School Grad

2.7 sq mi

ZIP Area

3,951

Density / Sq Mi

$143,781

Median Household Income

$81,909

Median Earnings

$1,791

Median Rent

$616,000

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this residential income properties located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Residential income property - Built in 1910 with central air, natural gas service, and on-street parking.

Where is this residential income property located?

The property is located at 54 HIGHLAND AVENUE Belmont Hills, PA.

What is the asking price?

The asking price for this property is $534,950.

What are key features of this property?

This property features: Residential income property at 54 Highland Avenue, Belmont Hills, PA 19004; R5 zoning; Built in 1910