Corner Residential Income
For Sale
$375,000
666 W GERMANTOWN PIKE Unit 1601, Plymouth Meeting, PA 19462
Sixth-floor three-bedroom residence with a wraparound balcony, abundant daylight, and access to community amenities.
Property Size1,446 SF
Days on Market17
Property Features for 666 W GERMANTOWN PIKE Unit 1601
General Information
Standard status
Active
Size
1,446 SF
Property subtype
Penthouse Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$3,991
Amenities
pool
fitness center
bike room
laundry room
mailroom
picnic area
Building Details
Building Size
1,446 SF
Year Built
1974
Listing Agency:
Keller Williams Real Estate-Blue Bell
(267) 304-4916
Listed By:
Charlene A Houston · License #RS348858
(267) 304-4916
Source:
Lizclarkrealestate
Added: Aug 14
Changed: Aug 29
Last Checked: Aug 29 at 10:50AM
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 Keller Williams Real Estate-Blue Bell
Investment Insights
Based on property information with market context.
This 6th-floor corner condominium at Plymouth Hill Condominiums includes three bedrooms and two bathrooms, with an open living and dining arrangement oriented toward broad views. A wraparound balcony extends the living space outdoors and overlooks landscaped grounds, a picnic area, and the community pool. The kitchen provides substantial cabinetry and counter seating, along with an electric range, dishwasher, microwave, and refrigerator. The primary suite includes a walk-in closet with built-in shelving, a second mirrored closet, and a private bathroom with a shower-tub combination. A second bedroom offers sliding-door closets, while the remaining bedroom can function as an office or flex room. An exterior storage room and in-unit hallway washer and dryer add practical utility.
Community features include a terrace-level laundry room, bike room, mailroom with vending, fitness center, and access to a parking garage. The property is in the Colonial School District and is located near Plymouth Meeting Mall, Germantown Pike shopping and dining, and major highways. Built in 1974.
Community features include a terrace-level laundry room, bike room, mailroom with vending, fitness center, and access to a parking garage. The property is in the Colonial School District and is located near Plymouth Meeting Mall, Germantown Pike shopping and dining, and major highways. Built in 1974.
Key Highlights
- 6th‑floor corner condominium with 3 bedrooms and 2 bathrooms
- Wraparound balcony overlooking landscaped grounds, picnic area, and pool
- Primary suite with walk‑in closet, built‑in shelving, and en‑suite bathroom
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
$19,536
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
5.21%
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%
$390,720
$390.7K
Cap Rate 7%
$279,086
$279.1K
Cap Rate 9%
$217,067
$217.1K
Market Conditions
NOI Build-Up for 1,446 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
$37.8K $26.16/SF
− Vacancy
−$2.3K −$1.60/SF
EGI
$35.5K $24.56/SF
− OpEx
−$16.0K −$11.05/SF
NOI
$19.5K $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%
$390,720
Cap Rate 7%
$279,086
Cap Rate 9%
$217,067
Alternative Uses
Best Use
Apartment 5plus
$279.1K
$244.2K – $325.6K
NOI $19,536 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$831.8K
$727.8K – $970.4K
NOI $58,223 @ 7.0% cap · market cap 15.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,510
Businesses Nearby
Explore this area
Business Placement
Demographics for 19462, PA
16,267
Population
6,658
Households
2.4
Avg Household Size
41
Median Age
53%
College-Educated
95%
High-School Grad
8.3 sq mi
ZIP Area
1,960
Density / Sq Mi
$133,942
Median Household Income
$66,598
Median Earnings
$1,771
Median Rent
$452,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Sixth-floor three-bedroom residence with a wraparound balcony, abundant daylight, and access to community amenities.
Where is this residential income property located?
The property is located at 666 W GERMANTOWN PIKE Unit 1601 Plymouth Meeting, PA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 6th‑floor corner condominium with 3 bedrooms and 2 bathrooms; Wraparound balcony overlooking landscaped grounds, picnic area, and pool; Primary suite with walk‑in closet, built‑in shelving, and en‑suite bathroom
