Updated Mixed-Use
New
For Sale
$649,900
91 E BUTLER AVENUE, Ambler, PA 19002
Two-level commercial and residential configuration with renovated systems and a separate apartment.
Property Size2,208 SF
Price / SF$294.34
Days on Market6
Property Features for 91 E BUTLER AVENUE
General Information
Standard status
Active
Size
2,208 SF
Property subtype
Duplex
Additional Details
Road Access
Yes
Building Details
Year Built
1920
Buildings
1
Stories
2
Listing Agency:
Keller Williams Real Estate-Blue Bell
(610) 724-8866
Listed By:
Dino A D'Orazio
(610) 724-8866
Source:
Cummingsrealtors
Added: Aug 27
Changed: Aug 30
Last Checked: Aug 31 at 1:41PM
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.
Located at 91 E Butler Avenue in Ambler, Pennsylvania, this 2,208-square-foot mixed-use property combines a commercial first floor with a residential apartment above. Originally built in 1920, the building has received substantial interior and systems upgrades across both levels.
The commercial space includes new flooring, an ADA-compliant bathroom, HVAC, a tankless water heater, and fully replaced plumbing and electrical systems. The upper apartment features updated kitchen and bathroom plumbing, along with a new washer, dryer, and refrigerator. Any intended business use, residential arrangements, rental potential, and municipal requirements should be independently verified.
The property is positioned along E Butler Avenue amid downtown restaurants, shops, services, and entertainment. The Ambler SEPTA Regional Rail station is approximately 0.2 miles away, with service toward Philadelphia and surrounding communities.
The commercial space includes new flooring, an ADA-compliant bathroom, HVAC, a tankless water heater, and fully replaced plumbing and electrical systems. The upper apartment features updated kitchen and bathroom plumbing, along with a new washer, dryer, and refrigerator. Any intended business use, residential arrangements, rental potential, and municipal requirements should be independently verified.
The property is positioned along E Butler Avenue amid downtown restaurants, shops, services, and entertainment. The Ambler SEPTA Regional Rail station is approximately 0.2 miles away, with service toward Philadelphia and surrounding communities.
Key Highlights
- 2,208‑square‑foot mixed‑use building at 91 E Butler Avenue, Ambler, PA 19002
- First‑floor commercial space with a second‑floor apartment
- Commercial area updated with flooring, ADA‑compliant bathroom, HVAC, tankless water heater, plumbing, and electrical
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
NOI $34,713 @ 7.0% cap · market cap 5.34%
Second Best
Retail
$380.7K
$333.2K – $444.2K
NOI $26,652 @ 7.0% cap · market cap 4.10%
Theoretical Best
Specialty Retail
$1.27M
$1.11M – $1.48M
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
Lease Details
Yes
Paved road access
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level commercial and residential configuration with renovated systems and a separate apartment.
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 building at 91 E Butler Avenue, Ambler, PA 19002; First‑floor commercial space with a second‑floor apartment; Commercial area updated with flooring, ADA‑compliant bathroom, HVAC, tankless water heater, plumbing, and electrical
