Building Details

Year built 1920

Number of units 1

Building materials Brick

Architectural style Other

Listing Agency: Keller Williams Real Estate-Blue Bell · Keller Williams Realty k***@kw.com Show Phone

Listed By: Dino A D'Orazio · License #RS295485 Show Phone

Added: Aug 28 Last Checked: Aug 28 at 8:06PM

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MLS# PAMC2192418

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 2,208-square-foot mixed-use property combines a first-floor commercial area with a second-floor apartment. The commercial portion includes new flooring, an ADA-compliant bathroom, HVAC, a tankless water heater, and fully replaced plumbing and electrical systems. The apartment has updated kitchen and bathroom plumbing, plus a new washer, dryer, and refrigerator.

Built in 1920 with brick construction, the property occupies 0.0441 acres at 91 E Butler Avenue in Ambler, Pennsylvania. The Ambler SEPTA Regional Rail station is approximately 0.2 miles away, connecting the property with Philadelphia and surrounding communities. Commercial and residential components support a live-work configuration, with zoning, permitted uses, square footage, rental potential, and municipal requirements subject to independent verification.

Key Highlights

• 2,208‑square‑foot mixed‑use property with commercial and residential components
• 0.0441‑acre parcel at 91 E Butler Avenue, Ambler, PA 19002
• First‑floor commercial area includes an ADA‑compliant bathroom and new HVAC

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

$34,713

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

5.34%

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%

$694,260 $694.3K

Cap Rate 7%

$495,900 $495.9K

Cap Rate 9%

$385,700 $385.7K

Market Conditions

NOI Build-Up for 2,208 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

$57.5K $26.04/SF

− Vacancy

−$11.2K −$5.08/SF

EGI

$46.3K $20.96/SF

− OpEx

−$11.6K −$5.24/SF

NOI

$34.7K $15.72/SF

Area

Montgomery County, PA

Vacancy

19.50%

Lease Rate

$26.04 /SF/Yr

Expense Ratio

25.00%

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%

$694,260

Cap Rate 7%

$495,900

Cap Rate 9%

$385,700

Alternative Uses

Best Use

Office B

$495.9K

$433.9K – $578.6K (±1% cap)

NOI $34,713 @ 7.0% cap · market cap 5.34%

Second Best

Retail

$380.7K

$333.2K – $444.2K (±1% cap)

NOI $26,652 @ 7.0% cap · market cap 4.10%

Theoretical Best

Specialty Retail

$1.27M

$1.11M – $1.48M (±1% cap)

NOI $88,905 @ 7.0% cap · market cap 13.68%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Live-work space

Suggested Use

Top Pick Parking Lot & Garage Computer & Electronic Repair (Bike/Boat/Book/etc) Store Kitchen & Bath Showroom Daycare Center Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

Location Intelligence

Trade Area within ½ mile

1,011

Businesses Nearby

Explore this area Business Placement

Demographics for 19002, PA

33,279

Population

12,607

Households

2.6

Avg Household Size

44

Median Age

67%

College-Educated

98%

High-School Grad

20.2 sq mi

ZIP Area

1,647

Density / Sq Mi

$140,070

Median Household Income

$70,319

Median Earnings

$1,605

Median Rent

$558,800

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Two-level property combining renovated commercial space with an updated apartment and live-work flexibility.

Where is this mixed-use property located?

The property is located at 91 E BUTLER Avenue Ambler, PA.

What is the asking price?

The asking price for this property is $649,900.

What are key features of this property?

This property features: 2,208‑square‑foot mixed‑use property with commercial and residential components; 0.0441‑acre parcel at 91 E Butler Avenue, Ambler, PA 19002; First‑floor commercial area includes an ADA‑compliant bathroom and new HVAC