Quadplex Property With River
For Sale
$1,975,000
7640 Tohickon Hill Road, Pipersville, PA 18947
Multiple residences provide adaptable living, guest, studio, and income-producing spaces on a hillside setting.
Property Size5,000 SF
Price / SF$395
Days on Market357
Property Features for 7640 Tohickon Hill Road
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Multi-Family / Fee Simple
Zoning
RO
Taxes and HOA fees
Annual Taxes
$10,141
Amenities
No
Range Hood, Washer, Dryer, Dishwasher
Primary Bath(s), Skylight(s), Ceiling Fan(s), WhirlPool/HotTub
No Pool
Above Grade
Sidewalks, Street Lights, Exterior Lighting
Deck(s), Porch(es), Patio(s), Balcony
Building Details
Year Built
1975
Listing Agency:
Kurfiss Sotheby's International Realty
(267) 422-7371
Listed By:
Dana Lansing · License #0232367
(267) 422-7371
Source:
Compass
Added: Sep 7, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:00PM
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 Kurfiss Sotheby's International Realty
Investment Insights
Based on property information with market context.
This quadplex property comprises several residential buildings with distinct layouts and flexible spaces. The main house is a modern 3-bedroom residence with elevated views. A carriage house includes a garage and studio, while the gable house offers a 2-bedroom dwelling. The barn house contains a studio apartment and a 2-bedroom apartment, creating additional options for household use, guest accommodations, workspace, or rental income. Interior features include a dishwasher, range hood, washer, dryer, skylights, ceiling fans, primary baths, and a whirlpool or hot tub. Exterior improvements include decks, porches, patios, balconies, sidewalks, street lights, and exterior lighting.
The property is located at 7640 Tohickon Hill Road in Pipersville, within Bucks County and the Plumstead Twp MLS area. It is described as a short walk from the Delaware River and the riverside village of Point Pleasant, with direct access to the towpath for biking and hiking. New Hope, Frenchtown, and Doylestown are identified as nearby cultural destinations. The property was built in 1975 and is zoned RO.
The property is located at 7640 Tohickon Hill Road in Pipersville, within Bucks County and the Plumstead Twp MLS area. It is described as a short walk from the Delaware River and the riverside village of Point Pleasant, with direct access to the towpath for biking and hiking. New Hope, Frenchtown, and Doylestown are identified as nearby cultural destinations. The property was built in 1975 and is zoned RO.
Key Highlights
- 5,000 SF property at 7640 Tohickon Hill Road, Pipersville, PA 18947
- Main house with 3‑bedroom layout and elevated nature and Delaware River views
- Gable House includes a 2‑bedroom dwelling
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
$61,907
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
3.13%
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%
$1,238,140
$1.2M
Cap Rate 7%
$884,386
$884.4K
Cap Rate 9%
$687,856
$687.9K
Market Conditions
NOI Build-Up for 5,000 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
$116.4K $23.28/SF
− Vacancy
−$3.8K −$0.77/SF
EGI
$112.6K $22.51/SF
− OpEx
−$50.7K −$10.13/SF
NOI
$61.9K $12.38/SF
Area
Bucks County, PA
Vacancy
3.30%
Lease Rate
$23.28 /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%
$1,238,140
Cap Rate 7%
$884,386
Cap Rate 9%
$687,856
Alternative Uses
Best Use
Apartment 5plus
$884.4K
$773.8K – $1.03M
NOI $61,907 @ 7.0% cap · market cap 3.13%
Second Best
Multifamily LT 5
$847.5K
$741.6K – $988.8K
NOI $59,326 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,116 @ 7.0% cap · market cap 5.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
Explore this area
Business Placement
Demographics for 18947, PA
6,089
Population
2,703
Households
2.3
Avg Household Size
46
Median Age
51%
College-Educated
98%
High-School Grad
25.2 sq mi
ZIP Area
242
Density / Sq Mi
$136,615
Median Household Income
$66,118
Median Earnings
$2,057
Median Rent
$604,000
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?
Quadplex - Multiple residences provide adaptable living, guest, studio, and income-producing spaces on a hillside setting.
Where is this quadplex located?
The property is located at 7640 Tohickon Hill Road Pipersville, PA.
What is the asking price?
The asking price for this property is $1,975,000.
What are key features of this property?
This property features: 5,000 SF property at 7640 Tohickon Hill Road, Pipersville, PA 18947; Main house with 3‑bedroom layout and elevated nature and Delaware River views; Gable House includes a 2‑bedroom dwelling
