Two-Unit Duplex with Included
For Sale
$385,000
657 North Charlotte Street, Pottstown, PA 19464
Duplex for sale featuring two units and an included second parcel at 655 N Charlotte St.
Property Size2,040 SF
Price / SF$188.73
Days on Market38
Property Features for 657 North Charlotte Street
General Information
Standard status
Active
Size
2,040 SF
Total Parking Spaces
6
Property subtype
Multi-Family / Fee Simple
Zoning
RESIDENTIAL
Taxes and HOA fees
Annual Taxes
$4,485
Amenities
No
No Pool
Building Details
Year Built
1910
Listing Agency:
Realty One Group Restore - Collegeville
(610) 858-4806
Listed By:
Charles Paul Patterson · License #RS198601L
(610) 858-4806
Source:
Compass
Added: Jul 5
Changed: Aug 10
Last Checked: Aug 10 at 9:28AM
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 two-unit duplex for sale offers a straightforward income-producing configuration with the option for owner occupancy as well. The offering includes a second parcel, identified in the remarks as 655 N Charlotte St.
The property is located at 657 North Charlotte Street in Pottstown, Pennsylvania, within Montgomery County. The listing also identifies the school district as Pottstown.
Additional details on unit layout, condition, and finishes are not provided in the available information, and professional photos are noted as coming soon.
The property is located at 657 North Charlotte Street in Pottstown, Pennsylvania, within Montgomery County. The listing also identifies the school district as Pottstown.
Additional details on unit layout, condition, and finishes are not provided in the available information, and professional photos are noted as coming soon.
Key Highlights
- Duplex with 2 units for sale in Pottstown Boro (10616), Montgomery County
- Year built 1910
- Owner‑occupied option noted (investor and owner‑occupied possibilities mentioned)
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
$23,442
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
6.09%
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%
$468,840
$468.8K
Cap Rate 7%
$334,886
$334.9K
Cap Rate 9%
$260,467
$260.5K
Market Conditions
NOI Build-Up for 2,040 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
$39.2K $19.20/SF
− Vacancy
−$5.7K −$2.78/SF
EGI
$33.5K $16.42/SF
− OpEx
−$10.0K −$4.92/SF
NOI
$23.4K $11.49/SF
Area
Chester County, PA
Vacancy
14.50%
Lease Rate
$19.20 /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%
$468,840
Cap Rate 7%
$334,886
Cap Rate 9%
$260,467
Alternative Uses
Best Use
Multifamily LT 5
$334.9K
$293.0K – $390.7K
NOI $23,442 @ 7.0% cap · market cap 6.09%
Second Best
Apartment 5plus
$316.0K
$276.5K – $368.7K
NOI $22,121 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$618.5K
$541.2K – $721.6K
NOI $43,296 @ 7.0% cap · market cap 11.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,123
Businesses Nearby
Explore this area
Business Placement
Demographics for 19464, PA
48,409
Population
19,985
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
91%
High-School Grad
25.6 sq mi
ZIP Area
1,891
Density / Sq Mi
$76,338
Median Household Income
$44,888
Median Earnings
$1,226
Median Rent
$231,700
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 - Duplex for sale featuring two units and an included second parcel at 655 N Charlotte St.
Where is this duplex located?
The property is located at 657 North Charlotte Street Pottstown, PA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Duplex with 2 units for sale in Pottstown Boro (10616), Montgomery County; Year built 1910; Owner‑occupied option noted (investor and owner‑occupied possibilities mentioned)
