Mixed-Use Building with Rental
For Sale
$490,000
6631 Perkiomen Ave, Birdsboro, PA 19508
Two-level property combining commercial space with a renovated residential unit and prominent Route 422 exposure.
Property Size3,700 SF
Price / SF$132.43
Days on Market30
Property Features for 6631 Perkiomen Ave
General Information
Standard status
Active
Size
3,700 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Gross Income
$60,000
Multifamily Units
1
Building Details
Year Built
1970
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
United Real Estate Strive 212
(610) 372-0212
Listed By:
Chad A Schlanger
Source:
Soldbypattie
Added: Jul 31
Changed: Aug 28
Last Checked: Aug 25 at 5:29AM
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 United Real Estate Strive 212
Investment Insights
Based on property information with market context.
This 3,700-square-foot mixed-use building, constructed in 1970, combines a first-floor commercial area with a fully renovated second-floor two-bedroom apartment. The layout supports commercial occupancy alongside residential rental use, while tenants are responsible for their own utilities.
Located along Route 422, the property benefits from road frontage and signage exposure. Capital improvements include a replacement roof over the commercial portion, updated electrical service, a new furnace, a new well system, and a new water heater. Both the commercial and residential components have received renovations with modern finishes.
Located along Route 422, the property benefits from road frontage and signage exposure. Capital improvements include a replacement roof over the commercial portion, updated electrical service, a new furnace, a new well system, and a new water heater. Both the commercial and residential components have received renovations with modern finishes.
Key Highlights
- 3,700 SF mixed‑use building constructed in 1970
- First‑floor commercial space with second‑floor 2‑bedroom apartment
- Fully renovated residential unit with modern finishes
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
$37,516
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
7.66%
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%
$750,320
$750.3K
Cap Rate 7%
$535,943
$535.9K
Cap Rate 9%
$416,844
$416.8K
Market Conditions
NOI Build-Up for 3,700 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
$55.9K $15.12/SF
− Vacancy
−$2.3K −$0.64/SF
EGI
$53.6K $14.48/SF
− OpEx
−$16.1K −$4.35/SF
NOI
$37.5K $10.14/SF
Area
Berks County, PA
Vacancy
4.20%
Lease Rate
$15.12 /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%
$750,320
Cap Rate 7%
$535,943
Cap Rate 9%
$416,844
Alternative Uses
Best Use
Retail
$535.9K
$469.0K – $625.3K
NOI $37,516 @ 7.0% cap · market cap 7.66%
Second Best
Mixed Use
$523.3K
$457.9K – $610.5K
NOI $36,630 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$607.4K
$531.5K – $708.6K
NOI $42,517 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
Explore this area
Business Placement
Demographics for 19508, PA
15,855
Population
6,357
Households
2.5
Avg Household Size
42
Median Age
28%
College-Educated
92%
High-School Grad
40.7 sq mi
ZIP Area
390
Density / Sq Mi
$83,409
Median Household Income
$46,255
Median Earnings
$1,108
Median Rent
$242,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level property combining commercial space with a renovated residential unit and prominent Route 422 exposure.
Where is this mixed-use property located?
The property is located at 6631 Perkiomen Ave Birdsboro, PA.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 3,700 SF mixed‑use building constructed in 1970; First‑floor commercial space with second‑floor 2‑bedroom apartment; Fully renovated residential unit with modern finishes
