Duplex with Detached
For Sale
$509,900
501 GRANT AVENUE, Willow Grove, PA 19090
Two-unit residential property with a spacious lower residence, upper one-bedroom unit, basement access, and covered front porch.
Property Size1,586 SF
Days on Market11
Property Features for 501 GRANT AVENUE
General Information
Standard status
Active
Size
1,586 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,124
Amenities
covered front porch
Building Details
Building Size
1,586 SF
Year Built
1915
Listing Agency:
R H M Real Estate Inc
(215) 658-1550
Listed By:
Robert H Mathers Jr. · License #RM062946A
(215) 658-1550
Source:
Lizclarkrealestate
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 22 at 5:19AM
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 R H M Real Estate Inc
Investment Insights
Based on property information with market context.
This duplex, built in 1915, contains 1,586 square feet across two distinct residences. The first-floor unit includes a primary bedroom with full bath, second bedroom, den, sitting room, living room, updated kitchen, hall bath, basement access, and a covered front porch. The upper apartment provides one bedroom, a kitchen with adjoining eating area, living room, and full bath.
A detached two-car garage is included with the property. The first-floor residence is owner occupied, while the upper unit offers a separate residential layout within the building. The property is located at 501 Grant Avenue in Willow Grove, Pennsylvania.
A detached two-car garage is included with the property. The first-floor residence is owner occupied, while the upper unit offers a separate residential layout within the building. The property is located at 501 Grant Avenue in Willow Grove, Pennsylvania.
Key Highlights
- Two‑unit duplex with 1,586 square feet
- First‑floor residence includes 2 bedrooms, den, sitting room, and updated kitchen
- Upper unit offers 1 bedroom, kitchen with eating area, living room, and full bath
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
$23,044
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
4.52%
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%
$460,880
$460.9K
Cap Rate 7%
$329,200
$329.2K
Cap Rate 9%
$256,044
$256.0K
Market Conditions
NOI Build-Up for 1,586 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
$35.2K $22.20/SF
− Vacancy
−$2.3K −$1.44/SF
EGI
$32.9K $20.76/SF
− OpEx
−$9.9K −$6.23/SF
NOI
$23.0K $14.53/SF
Area
Montgomery County, PA
Vacancy
6.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
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%
$460,880
Cap Rate 7%
$329,200
Cap Rate 9%
$256,044
Alternative Uses
Best Use
Multifamily LT 5
$329.2K
$288.1K – $384.1K
NOI $23,044 @ 7.0% cap · market cap 4.52%
Second Best
Apartment 5plus
$306.1K
$267.8K – $357.1K
NOI $21,427 @ 7.0% cap · market cap 4.20%
Theoretical Best
Specialty Retail
$912.3K
$798.3K – $1.06M
NOI $63,860 @ 7.0% cap · market cap 12.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,063
Businesses Nearby
Explore this area
Business Placement
Demographics for 19090, PA
20,180
Population
8,141
Households
2.5
Avg Household Size
39
Median Age
43%
College-Educated
95%
High-School Grad
4.6 sq mi
ZIP Area
4,387
Density / Sq Mi
$97,341
Median Household Income
$55,254
Median Earnings
$1,606
Median Rent
$338,000
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?
Duplex - Two-unit residential property with a spacious lower residence, upper one-bedroom unit, basement access, and covered front porch.
Where is this duplex located?
The property is located at 501 GRANT AVENUE Willow Grove, PA.
What is the asking price?
The asking price for this property is $509,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,586 square feet; First‑floor residence includes 2 bedrooms, den, sitting room, and updated kitchen; Upper unit offers 1 bedroom, kitchen with eating area, living room, and full bath
