Two-Bedroom Residential Income
For Sale
$205,000
Pending
828 HIGH STREET, Norristown, PA 19401
SINGLE_FAMILY - NORRISTOWN, PA
Property Size1,248 SF
Days on Market85
Property Features for 828 HIGH STREET
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 1
Subdivision
ORCHARD HILL
Standard status
Pending
Size
1,248 SF
Building Details
Year built
1926
Listing Agency:
BHHS Fox & Roach Yardley-Newtown Sales Center · Berkshire Hathaway HomeServices
(215) 860-9300
Listed By:
David Alvarez
(267) 784-1716
Added: May 21
Changed: Jul 28
Last Checked: Aug 13 at 2:06AM
MLS# PAMC2180178
Copyright © 2026 Berkshire Hathaway HomeServices Fox & Roach, Realtors. 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.
Welcome to 828 High St in Norristown, PA, a spacious two-bedroom, one-bath home with approximately 1,248 square feet of living space. The interior features a functional floor plan with connected living and dining areas on the main level, and well-proportioned bedrooms upstairs.
A key outdoor feature is the spacious backyard, providing room for outdoor enjoyment and gatherings. The property is positioned for everyday convenience with proximity to local shopping, restaurants, parks, public transportation, and major commuter routes.
This home is offered for sale and may appeal as either an owner-occupied residence or a residential income opportunity.
A key outdoor feature is the spacious backyard, providing room for outdoor enjoyment and gatherings. The property is positioned for everyday convenience with proximity to local shopping, restaurants, parks, public transportation, and major commuter routes.
This home is offered for sale and may appeal as either an owner-occupied residence or a residential income opportunity.
Key Highlights
- 2‑bedroom, 1‑bath home with 1,248 sq. ft. of living space
- Built in 1926
- Functional main‑level layout connecting living and dining areas
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
$16,861
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
8.22%
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%
$337,220
$337.2K
Cap Rate 7%
$240,871
$240.9K
Cap Rate 9%
$187,344
$187.3K
Market Conditions
NOI Build-Up for 1,248 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
$32.6K $26.16/SF
− Vacancy
−$2.0K −$1.60/SF
EGI
$30.7K $24.56/SF
− OpEx
−$13.8K −$11.05/SF
NOI
$16.9K $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%
$337,220
Cap Rate 7%
$240,871
Cap Rate 9%
$187,344
Alternative Uses
Best Use
Apartment 5plus
$240.9K
$210.8K – $281.0K
NOI $16,861 @ 7.0% cap · market cap 8.22%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$717.9K
$628.1K – $837.5K
NOI $50,250 @ 7.0% cap · market cap 24.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,291
Businesses Nearby
Explore this area
Business Placement
Demographics for 19401, PA
43,414
Population
18,236
Households
2.4
Avg Household Size
36
Median Age
28%
College-Educated
86%
High-School Grad
6.2 sq mi
ZIP Area
7,002
Density / Sq Mi
$68,646
Median Household Income
$38,050
Median Earnings
$1,392
Median Rent
$225,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Spacious two-bedroom, one-bath home with a functional interior layout and a spacious backyard in Norristown.
Where is this single family property located?
The property is located at 828 HIGH STREET Norristown, PA.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: 2‑bedroom, 1‑bath home with 1,248 sq. ft. of living space; Built in 1926; Functional main‑level layout connecting living and dining areas
