Duplex with Separate
For Sale
Under Contract
$475,000
805 CAMPBELL, Glenside, PA 19038
MULTI_FAMILY - GLENSIDE, PA
Property Size1,960 SF
Lot Size0.21 Acres
Price / SF$242.35
Days on Market49
Property Features for 805 CAMPBELL
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking
2
Parking features
Driveway
Interior features
Combination Kitchen/Living, Floor Plan - Traditional
Appliances
Stove, Refrigerator, Dishwasher, Washer, Dryer - Gas, Disposal
Subdivision
WYNDMOOR
Elementary school
ENFIELD
Middle school
SPRINGFIELD TOWNSHIP
High school
SPRINGFIELD TOWNSHIP
Elementary school district
SPRINGFIELD TOWNSHIP
Middle school district
SPRINGFIELD TOWNSHIP
High school district
SPRINGFIELD TOWNSHIP
Standard status
Active Under Contract
Size
1,960 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
7182
Utilities
Heating system
Hot Water(Heating)
Cooling system
Wall Unit(s)
Building Details
Year built
1955
Number of units
2
Building materials
Brick, Block
Listing Agency:
Elfant Wissahickon-Chestnut Hill
(215) 247-3600
Listed By:
Jan LeSuer · License #RS305738
(610) 952-6805
Added: Jun 24
Changed: Jul 31
Last Checked: Aug 11 at 10:06AM
MLS# PAMC2185060
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex features two floors, with each unit offering two bedrooms and one full bathroom. Each unit includes a galley kitchen, dining room, and living room, and both units have hardwood floors. Kitchens are equipped with a dishwasher and garbage disposal. The first-floor unit also has a patio and access to a flag-shaped backyard area created when a previous owner purchased additional space from the adjacent duplex.
Built in 1955 with brick and block construction, the property provides each unit with its own separate entrance, basement storage, and a dedicated laundry area in the basement. Heating is hot water, with wall unit(s) for cooling. The driveway apron out front is described as accommodating two cars per unit, with two parking spots per unit.
There are two long-term tenants with leases described as month to month. A new roof was installed 5 or 6 years ago. The lot is 0.2135 acres, and the property size is 1,960 square feet. The building is located in a quiet area of Wyndmoor, next door to Chestnut Hill and close to Mount Airy.
Built in 1955 with brick and block construction, the property provides each unit with its own separate entrance, basement storage, and a dedicated laundry area in the basement. Heating is hot water, with wall unit(s) for cooling. The driveway apron out front is described as accommodating two cars per unit, with two parking spots per unit.
There are two long-term tenants with leases described as month to month. A new roof was installed 5 or 6 years ago. The lot is 0.2135 acres, and the property size is 1,960 square feet. The building is located in a quiet area of Wyndmoor, next door to Chestnut Hill and close to Mount Airy.
Key Highlights
- .2135‑acre lot with 1,960 SF duplex built in 1955 with brick and block construction
- Two 2‑bedroom, 1 full bathroom units on separate floors, each with its own entrance
- Dedicated basement laundry area and basement storage for each unit
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
$28,479
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
6.00%
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%
$569,580
$569.6K
Cap Rate 7%
$406,843
$406.8K
Cap Rate 9%
$316,433
$316.4K
Market Conditions
NOI Build-Up for 1,960 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
$43.5K $22.20/SF
− Vacancy
−$2.8K −$1.44/SF
EGI
$40.7K $20.76/SF
− OpEx
−$12.2K −$6.23/SF
NOI
$28.5K $14.53/SF
Area
Montgomery County, PA
Vacancy
6.50%
Lease Rate
$22.20 /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%
$569,580
Cap Rate 7%
$406,843
Cap Rate 9%
$316,433
Alternative Uses
Best Use
Multifamily LT 5
$406.8K
$356.0K – $474.7K
NOI $28,479 @ 7.0% cap · market cap 6.00%
Second Best
Apartment 5plus
$378.3K
$331.0K – $441.3K
NOI $26,480 @ 7.0% cap · market cap 5.57%
Theoretical Best
Specialty Retail
$1.13M
$986.5K – $1.32M
NOI $78,919 @ 7.0% cap · market cap 16.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
713
Businesses Nearby
Explore this area
Business Placement
Demographics for 19038, PA
32,490
Population
11,889
Households
2.7
Avg Household Size
40
Median Age
56%
College-Educated
96%
High-School Grad
8.2 sq mi
ZIP Area
3,962
Density / Sq Mi
$113,464
Median Household Income
$56,934
Median Earnings
$1,407
Median Rent
$387,800
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 - Two-story duplex with two 2-bedroom, 1-bath units, separate entrances, and dedicated basement laundry areas.
Where is this duplex located?
The property is located at 805 CAMPBELL Glenside, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: .2135‑acre lot with 1,960 SF duplex built in 1955 with brick and block construction; Two 2‑bedroom, 1 full bathroom units on separate floors, each with its own entrance; Dedicated basement laundry area and basement storage for each unit
