Duplex With Separate
For Sale
$315,000
621 Hamilton Street, Norristown, PA 19401
Two matching residential units offer separate entry points and flexible owner-occupancy or rental use.
Property Size2,020 SF
Price / SF$155.94
Days on Market159
Property Features for 621 Hamilton Street
General Information
Standard status
Active
Size
2,020 SF
Property subtype
Multi-Family / Fee Simple
Zoning
1132 RES: DUPLEX
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,028
Amenities
No
No Pool
Above Grade, Below Grade
Building Details
Year Built
1954
Listing Agency:
Realty One Group Restore-Collegeville
(610) 306-6310
Listed By:
Melissa Marie Bacani · License #RS339259
(610) 306-6310
Source:
Compass
Added: Mar 25
Changed: Aug 30
Last Checked: Aug 30 at 11:13AM
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 Realty One Group Restore-Collegeville
Investment Insights
Based on property information with market context.
This duplex at 621 Hamilton Street includes two matching residential units, each configured with two bedrooms and one full bathroom. Separate entrances serve the units, and one is occupied by a long-term tenant. The second unit can support additional rental use or owner occupancy. The property was built in 1954 and carries the zoning designation 1132 RES: DUPLEX.
The property is in Norristown, within Montgomery County and the Norristown Boro MLS area. Downtown Norristown, shopping, dining, public transportation, and commuter routes including 202, 422, and Ridge Pike are identified in the property information. The Norristown Area School District serves the property.
The property is in Norristown, within Montgomery County and the Norristown Boro MLS area. Downtown Norristown, shopping, dining, public transportation, and commuter routes including 202, 422, and Ridge Pike are identified in the property information. The Norristown Area School District serves the property.
Key Highlights
- Two‑unit duplex with matching 2‑bedroom, 1‑bathroom layouts
- Separate entrances for each residential unit
- One unit occupied by a long‑term tenant
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
$27,291
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
8.66%
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%
$545,820
$545.8K
Cap Rate 7%
$389,871
$389.9K
Cap Rate 9%
$303,233
$303.2K
Market Conditions
NOI Build-Up for 2,020 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
$52.8K $26.16/SF
− Vacancy
−$3.2K −$1.60/SF
EGI
$49.6K $24.56/SF
− OpEx
−$22.3K −$11.05/SF
NOI
$27.3K $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%
$545,820
Cap Rate 7%
$389,871
Cap Rate 9%
$303,233
Alternative Uses
Best Use
Multifamily LT 5
$419.3K
$366.9K – $489.2K
NOI $29,350 @ 7.0% cap · market cap 9.32%
Second Best
Apartment 5plus
$389.9K
$341.1K – $454.9K
NOI $27,291 @ 7.0% cap · market cap 8.66%
Theoretical Best
Specialty Retail
$1.16M
$1.02M – $1.36M
NOI $81,335 @ 7.0% cap · market cap 25.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
707
Businesses Nearby
Explore this area
Business Placement
Demographics for 19401, PA
43,414
Population
18,236
Households
2.4
Avg Household Size
36
Median Age
28%
College-Educated
86%
High-School Grad
6.2 sq mi
ZIP Area
7,002
Density / Sq Mi
$68,646
Median Household Income
$38,050
Median Earnings
$1,392
Median Rent
$225,700
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 matching residential units offer separate entry points and flexible owner-occupancy or rental use.
Where is this duplex located?
The property is located at 621 Hamilton Street Norristown, PA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Two‑unit duplex with matching 2‑bedroom, 1‑bathroom layouts; Separate entrances for each residential unit; One unit occupied by a long‑term tenant
