Top-Floor Residential Income
New
For Sale
$680,000
909 E WILLOW GROVE AVENUE Unit 305, Glenside, PA 19038
Modern mixed-use building offers a spacious, low-maintenance residence above neighborhood shops.
Property Size1,918 SF
Days on Market6
Property Features for 909 E WILLOW GROVE AVENUE Unit 305
General Information
Standard status
Active
Size
1,918 SF
Property subtype
Unit/Flat/Apartment
Taxes and HOA fees
Annual Taxes
$10,057
Building Details
Building Size
1,918 SF
Year Built
2019
Listing Agency:
Keller Williams Real Estate-Blue Bell
Listed By:
Thomas Hendel · License #RS354864
(267) 481-2988
Source:
Lizclarkrealestate
Added: Sep 9
Changed: Sep 13
Last Checked: Sep 13 at 12:55PM
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.
Unit 305 is a top-floor residence in a modern mixed-use building completed in 2019. The expansive interior centers on an open living and dining area with wide-plank flooring, sloped rooflines, and oversized windows. A chef’s kitchen provides white shaker cabinetry, granite counters, subway tile, a walk-in pantry, central island seating, Viking stainless steel appliances, and a Marvel wine refrigerator. A built-in bar and designated dining area extend the entertaining space.
The primary suite includes a custom walk-in closet with built-in storage and an en-suite bath with a dual-sink marble vanity, slate tile, glass-enclosed shower, and skylight. A second bedroom has its own full bath and can also serve as an office or studio. Additional features include a hall bath, a separate laundry closet with full-sized front-loading appliances, built-in storage, and a dedicated parking space. Local cafes, markets, and regional rail lines are within walkable reach.
The primary suite includes a custom walk-in closet with built-in storage and an en-suite bath with a dual-sink marble vanity, slate tile, glass-enclosed shower, and skylight. A second bedroom has its own full bath and can also serve as an office or studio. Additional features include a hall bath, a separate laundry closet with full-sized front-loading appliances, built-in storage, and a dedicated parking space. Local cafes, markets, and regional rail lines are within walkable reach.
Key Highlights
- Top‑floor Unit 305 in a modern mixed‑use building completed in 2019
- Open living area with oversized windows, sloped rooflines, and wide‑plank floors
- Kitchen includes Viking stainless steel appliances, 5 burner stove, island seating, pantry, and Marvel wine refrigerator
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
$25,913
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
3.81%
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%
$518,260
$518.3K
Cap Rate 7%
$370,186
$370.2K
Cap Rate 9%
$287,922
$287.9K
Market Conditions
NOI Build-Up for 1,918 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
$50.2K $26.16/SF
− Vacancy
−$3.1K −$1.60/SF
EGI
$47.1K $24.56/SF
− OpEx
−$21.2K −$11.05/SF
NOI
$25.9K $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%
$518,260
Cap Rate 7%
$370,186
Cap Rate 9%
$287,922
Alternative Uses
Best Use
Apartment 5plus
$370.2K
$323.9K – $431.9K
NOI $25,913 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.10M
$965.4K – $1.29M
NOI $77,228 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
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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
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Frequently Asked Questions
What type of property is this?
Residential income property - Modern mixed-use building offers a spacious, low-maintenance residence above neighborhood shops.
Where is this residential income property located?
The property is located at 909 E WILLOW GROVE AVENUE Unit 305 Glenside, PA.
What is the asking price?
The asking price for this property is $680,000.
What are key features of this property?
This property features: Top‑floor Unit 305 in a modern mixed‑use building completed in 2019; Open living area with oversized windows, sloped rooflines, and wide‑plank floors; Kitchen includes Viking stainless steel appliances, 5 burner stove, island seating, pantry, and Marvel wine refrigerator
