Multifamily Investment
For Sale
$440,000
919 Buttonwood St, Reading, PA 19604
Well-maintained multifamily building with four 1-bedroom units and two 2-bedroom units.
Property Size3,000 SF
Price / SF$146.67
Days on Market64
Property Features for 919 Buttonwood St
General Information
Standard status
Active
Size
3,000 SF
Additional Details
Business Included
Yes
Multifamily Units
6
Building Details
Year Built
1900
Listing Agency:
Bold Realty
Listed By:
Trent L Stauffer · License #RM422216
(717) 821-0336
Source:
Kandorre
Added: Jul 4
Changed: Aug 25
Last Checked: Sep 4 at 8:41AM
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 Bold Realty
Investment Insights
Based on property information with market context.
This well-maintained multifamily property is offered for sale and features a unit mix of four 1-bedroom, 1-bath units and two 2-bedroom, 1-bath units. The building is positioned as an income-producing asset designed to support rental demand with multiple distinct unit types.
Located in the City of Reading at 919 Buttonwood Street, the property benefits from an established residential setting.
The configuration totals six units, combining smaller 1-bedroom layouts with larger 2-bedroom options within the same building.
Located in the City of Reading at 919 Buttonwood Street, the property benefits from an established residential setting.
The configuration totals six units, combining smaller 1-bedroom layouts with larger 2-bedroom options within the same building.
Key Highlights
- Multifamily property in the City of Reading built in 1900
- Unit mix includes four 1‑bedroom, 1‑bath units and two 2‑bedroom, 1‑bath units
- On‑street parking
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
$25,851
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
5.88%
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%
$517,020
$517.0K
Cap Rate 7%
$369,300
$369.3K
Cap Rate 9%
$287,233
$287.2K
Market Conditions
NOI Build-Up for 3,000 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
$49.0K $16.32/SF
− Vacancy
−$2.0K −$0.65/SF
EGI
$47.0K $15.67/SF
− OpEx
−$21.2K −$7.05/SF
NOI
$25.9K $8.62/SF
Area
Berks County, PA
Vacancy
4.00%
Lease Rate
$16.32 /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%
$517,020
Cap Rate 7%
$369,300
Cap Rate 9%
$287,233
Alternative Uses
Best Use
Apartment 5plus
$369.3K
$323.1K – $430.9K
NOI $25,851 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$492.5K
$430.9K – $574.6K
NOI $34,474 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,589
Businesses Nearby
Explore this area
Business Placement
Demographics for 19604, PA
29,347
Population
10,089
Households
2.9
Avg Household Size
29
Median Age
10%
College-Educated
70%
High-School Grad
2.5 sq mi
ZIP Area
11,739
Density / Sq Mi
$52,863
Median Household Income
$30,975
Median Earnings
$1,100
Median Rent
$110,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Well-maintained multifamily building with four 1-bedroom units and two 2-bedroom units.
Where is this apartment building located?
The property is located at 919 Buttonwood St Reading, PA.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Multifamily property in the City of Reading built in 1900; Unit mix includes four 1‑bedroom, 1‑bath units and two 2‑bedroom, 1‑bath units; On‑street parking
