Two-Story Residential Income
For Sale
$145,500
709 HILL ROAD #3, Wernersville, PA 19565
Open main-level living space connects directly with the kitchen and includes a pantry and half bath.
Property Size1,072 SF
Days on Market144
Property Features for 709 HILL ROAD #3
General Information
Standard status
Active
Size
1,072 SF
Property subtype
Apartment
Additional Details
Multifamily Units
1
Building Details
Building Size
1,072 SF
Year Built
1990
Listing Agency:
Keller Williams Realty Group
(610) 792-5900
Listed By:
Lisa M Criniti
(610) 792-5900
Source:
Tylermillerteam.kw
Added: Apr 10
Changed: Aug 30
Last Checked: Aug 30 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 Keller Williams Realty Group
Investment Insights
Based on property information with market context.
Built in 1990, this two-level residential income property has an open first-floor arrangement linking the living room and kitchen. The main level also includes a half bath, pantry, and laundry closet with a stackable washer and dryer installed in early 2025. Upstairs, the bedroom is paired with a full bathroom and walk-in closet.
The association fee covers snow removal, exterior maintenance, lawn care, water, sewer, and trash. The stove, microwave, and refrigerator were replaced in Dec. 2025, while the HVAC system was updated in 2022. The property is located at 709 Hill Road #3 in Wernersville, PA 19565.
The association fee covers snow removal, exterior maintenance, lawn care, water, sewer, and trash. The stove, microwave, and refrigerator were replaced in Dec. 2025, while the HVAC system was updated in 2022. The property is located at 709 Hill Road #3 in Wernersville, PA 19565.
Key Highlights
- Two‑level layout with living room and kitchen on the first floor
- Bedroom, full bathroom, and walk‑in closet located upstairs
- Stackable washer and dryer installed in early 2025
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
$9,237
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
6.35%
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%
$184,740
$184.7K
Cap Rate 7%
$131,957
$132.0K
Cap Rate 9%
$102,633
$102.6K
Market Conditions
NOI Build-Up for 1,072 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
$17.5K $16.32/SF
− Vacancy
−$700 −$0.65/SF
EGI
$16.8K $15.67/SF
− OpEx
−$7.6K −$7.05/SF
NOI
$9.2K $8.62/SF
Area
Berks County, PA
Vacancy
4.00%
Lease Rate
$16.32 /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%
$184,740
Cap Rate 7%
$131,957
Cap Rate 9%
$102,633
Alternative Uses
Best Use
Apartment 5plus
$132.0K
$115.5K – $154.0K
NOI $9,237 @ 7.0% cap · market cap 6.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$176.0K
$154.0K – $205.3K
NOI $12,319 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 19565, PA
8,995
Population
3,696
Households
2.4
Avg Household Size
47
Median Age
32%
College-Educated
95%
High-School Grad
18.0 sq mi
ZIP Area
500
Density / Sq Mi
$80,881
Median Household Income
$49,694
Median Earnings
$1,283
Median Rent
$262,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Open main-level living space connects directly with the kitchen and includes a pantry and half bath.
Where is this residential income property located?
The property is located at 709 HILL ROAD #3 Wernersville, PA.
What is the asking price?
The asking price for this property is $145,500.
What are key features of this property?
This property features: Two‑level layout with living room and kitchen on the first floor; Bedroom, full bathroom, and walk‑in closet located upstairs; Stackable washer and dryer installed in early 2025
