Two-Home Multifamily
For Sale
$349,999
Pending
548 S Benner Ave, Fountain Hill, PA 18015
Two detached residences share one deed, with one renovated vacant home and one tenant-occupied residence.
Property Size2,592 SF
Days on Market19
Property Features for 548 S Benner Ave
General Information
Standard status
Pending
Size
2,592 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,837
Building Details
Buildings
2
Listing Agency:
Ignite Realty Group
(484) 649-4248
Listed By:
Ignacio E. Patricio
(484) 649-4248
Source:
Exprealty
Added: Aug 5
Changed: Aug 21
Last Checked: Aug 22 at 1:19PM
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 Ignite Realty Group
Investment Insights
Based on property information with market context.
This multifamily property comprises two separate detached homes on one deed with a combined 2,592 square feet. The front residence is a three-story home with 4 bedrooms, 1.5 bathrooms, and a covered patio; it is currently occupied by a tenant. The rear residence contains 3 bedrooms and 1 bathroom and has been completely renovated. It is vacant and ready for occupancy or leasing.
The property is located at 548 S Benner Ave in Fountain Hill, PA, near dining, schools, and major area routes. The two-home configuration provides separate residential structures within a single multifamily holding, with one residence producing rental income and the other available for a new occupant or tenant.
The property is located at 548 S Benner Ave in Fountain Hill, PA, near dining, schools, and major area routes. The two-home configuration provides separate residential structures within a single multifamily holding, with one residence producing rental income and the other available for a new occupant or tenant.
Key Highlights
- Two separate detached homes situated on one deed
- Combined property size of 2,592 square feet
- Front home offers 4 bedrooms, 1.5 bathrooms, three stories, and a covered patio
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
$15,773
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
4.51%
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%
$315,460
$315.5K
Cap Rate 7%
$225,329
$225.3K
Cap Rate 9%
$175,256
$175.3K
Market Conditions
NOI Build-Up for 2,592 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
$31.1K $12.00/SF
− Vacancy
−$2.4K −$0.94/SF
EGI
$28.7K $11.06/SF
− OpEx
−$12.9K −$4.98/SF
NOI
$15.8K $6.09/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$12.00 /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%
$315,460
Cap Rate 7%
$225,329
Cap Rate 9%
$175,256
Alternative Uses
Best Use
Apartment 5plus
$225.3K
$197.2K – $262.9K
NOI $15,773 @ 7.0% cap · market cap 4.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$491.6K
$430.2K – $573.6K
NOI $34,413 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,313
Businesses Nearby
Explore this area
Business Placement
Demographics for 18015, PA
33,286
Population
12,867
Households
2.6
Avg Household Size
32
Median Age
31%
College-Educated
87%
High-School Grad
23.2 sq mi
ZIP Area
1,435
Density / Sq Mi
$58,470
Median Household Income
$32,703
Median Earnings
$1,310
Median Rent
$243,100
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?
Multifamily property - Two detached residences share one deed, with one renovated vacant home and one tenant-occupied residence.
Where is this multifamily property located?
The property is located at 548 S Benner Ave Fountain Hill, PA.
What is the asking price?
The asking price for this property is $349,999.
What are key features of this property?
This property features: Two separate detached homes situated on one deed; Combined property size of 2,592 square feet; Front home offers 4 bedrooms, 1.5 bathrooms, three stories, and a covered patio
