Updated Side-by-Side
New
For Sale
$649,900
420 FORT WASHINGTON Avenue, Fort Washington, PA 19034
Multi-Family, FORT WASHINGTON, PA
Property Size2,048 SF
Lot Size0.23 Acres
Price / SF$317.33
Days on Market3
Property Features for 420 FORT WASHINGTON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking features
Driveway
Elementary school district
UPPER DUBLIN
Middle school district
UPPER DUBLIN
High school district
UPPER DUBLIN
Standard status
Active
Size
2,048 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
9987
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
in-unit laundry
finished basement
off-street parking
Building Details
Year built
1971
Number of units
2
Building materials
Stucco
Architectural style
Colonial
Listing Agency:
Real of Pennsylvania
(215) 367-5238
Listed By:
John Lee · License #RS348062
(267) 371-3920
Added: Sep 11
Last Checked: Sep 13 at 5:06PM
MLS# PAMC2194082
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 side-by-side duplex at 420 Fort Washington Avenue contains two residential units with separate front entrances, bright living areas, spacious kitchens, in-unit laundry, and finished basement space. Each side has previously used its lower-level area as an additional bedroom or flexible room. The property has a stucco exterior, central heating and cooling, and a driveway for off-street parking.
Unit A is occupied through the end of July, while Unit B is vacant. Recent improvements include a roof installed approximately 3 years ago, HVAC systems replaced about 3 years ago, windows replaced approximately 5 years ago, and washers and dryers that are approximately 2 to 3 years old. Built in 1971, the property offers 2,048 square feet on a 0.2287-acre lot. An estimated 7.5% ROI is provided in the listing information.
Unit A is occupied through the end of July, while Unit B is vacant. Recent improvements include a roof installed approximately 3 years ago, HVAC systems replaced about 3 years ago, windows replaced approximately 5 years ago, and washers and dryers that are approximately 2 to 3 years old. Built in 1971, the property offers 2,048 square feet on a 0.2287-acre lot. An estimated 7.5% ROI is provided in the listing information.
Key Highlights
- Side‑by‑side duplex with separate front entrances
- 2,048 square feet on a 0.2287‑acre lot
- Unit A occupied through the end of July; Unit B is vacant
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
$25,357
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
3.90%
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%
$507,140
$507.1K
Cap Rate 7%
$362,243
$362.2K
Cap Rate 9%
$281,744
$281.7K
Market Conditions
NOI Build-Up for 2,048 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
$47.7K $23.28/SF
− Vacancy
−$1.6K −$0.77/SF
EGI
$46.1K $22.51/SF
− OpEx
−$20.7K −$10.13/SF
NOI
$25.4K $12.38/SF
Area
Bucks County, PA
Vacancy
3.30%
Lease Rate
$23.28 /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%
$507,140
Cap Rate 7%
$362,243
Cap Rate 9%
$281,744
Alternative Uses
Best Use
Apartment 5plus
$362.2K
$317.0K – $422.6K
NOI $25,357 @ 7.0% cap · market cap 3.90%
Second Best
Multifamily LT 5
$347.1K
$303.8K – $405.0K
NOI $24,300 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$620.9K
$543.3K – $724.4K
NOI $43,465 @ 7.0% cap · market cap 6.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
690
Businesses Nearby
Explore this area
Business Placement
Demographics for 19034, PA
6,685
Population
2,613
Households
2.6
Avg Household Size
44
Median Age
62%
College-Educated
96%
High-School Grad
7.1 sq mi
ZIP Area
942
Density / Sq Mi
$164,531
Median Household Income
$75,222
Median Earnings
$1,523
Median Rent
$611,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer private entrances, finished basement areas, and driveway parking in a brick Colonial property.
Where is this duplex located?
The property is located at 420 FORT WASHINGTON Avenue Fort Washington, 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: Side‑by‑side duplex with separate front entrances; 2,048 square feet on a 0.2287‑acre lot; Unit A occupied through the end of July; Unit B is vacant
