Building Details

Building Size 1,411 SF

Year Built 1900

Buildings 1

Stories 3

Listing Agency: BHHS Fox & Roach-Chestnut Hill H***@foxroach.com Show Phone

Listed By: Henry Houston Meigs III · License #RS343385 Show Phone

Source: Lizclarkrealestate

Added: Jun 19 Changed: Aug 15 Last Checked: Aug 18 at 4:18AM

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Investment Insights

Based on property information with market context.

Built in 1900, this mixed-use building combines a first-floor commercial area with residential space across the second and third floors. The upper unit includes two bedrooms, a living room, kitchen, and bathroom. The ground-floor area was most recently operated as a deli-style take-out restaurant, providing a documented commercial configuration without limiting the property description to that former use.

The building occupies a 31-foot by 99-foot lot in the Wyndmoor business district. Rear off-street parking is available through an easement. The property is located at 918 E Willow Grove Avenue in Wyndmoor, Pennsylvania, within an area described as having recent commercial and residential development.

Key Highlights

• Mixed‑use building with first‑floor commercial space and upper‑level residential unit
• Two‑bedroom apartment spans the second and third floors
• Upper unit includes a living room, kitchen, and bathroom

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

$19,063

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

4.10%

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%

$381,260 $381.3K

Cap Rate 7%

$272,329 $272.3K

Cap Rate 9%

$211,811 $211.8K

Market Conditions

NOI Build-Up for 1,411 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

$36.9K $26.16/SF

− Vacancy

−$2.3K −$1.60/SF

EGI

$34.7K $24.56/SF

− OpEx

−$15.6K −$11.05/SF

NOI

$19.1K $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%

$381,260

Cap Rate 7%

$272,329

Cap Rate 9%

$211,811

Alternative Uses

Best Use

Specialty Retail

$811.6K

$710.2K – $946.9K (±1% cap)

NOI $56,814 @ 7.0% cap · market cap 12.22%

Second Best

Apartment 5plus

$272.3K

$238.3K – $317.7K (±1% cap)

NOI $19,063 @ 7.0% cap · market cap 4.10%

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

El Jefe Wings ... Restaurant EL JEFE TAQUERIA Restaurant

Suggested Use

Top Pick Law Firm Dental Office Building Supply Hair Salon Spa & Massage Center Auto Parts 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

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

478

Businesses Nearby

15k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 93% Beauty & Spa 7%

7-Eleven Shops & Services

7,148 visits/mo 0.0 miles

Conoco Shops & Services

6,425 visits/mo 0.1 miles

The Lash Lounge Beauty & Spa

1,099 visits/mo 0.0 miles

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 Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 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 - Business #1 zoning supports a street-level commercial space with a two-bedroom residential unit above.

Where is this mixed-use property located?

The property is located at 918 E WILLOW GROVE AVENUE Unit Wyndmoor, PA.

What is the asking price?

The asking price for this property is $465,000.

What are key features of this property?

This property features: Mixed‑use building with first‑floor commercial space and upper‑level residential unit; Two‑bedroom apartment spans the second and third floors; Upper unit includes a living room, kitchen, and bathroom