Two-Unit Duplex with Fenced
For Sale
$400,000
501 W Moreland Rd, Willow Grove, PA 19090
Corner-lot property offers separate utilities, in-unit laundry, and shared outdoor space.
Property Size1,823 SF
Price / SF$219.42
Days on Market147
Property Features for 501 W Moreland Rd
General Information
Standard status
Active
Size
1,823 SF
Property subtype
Residential Income
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,005
Amenities
in-unit laundry
fenced yard
unfinished basement
Building Details
Buildings
1
Listing Agency:
Keller Williams Real Estate - Media
(484) 441-3075
Listed By:
John Knisely · License #RS337729
(484) 441-3075
Source:
Exprealty
Added: Apr 7
Changed: Aug 30
Last Checked: Aug 30 at 1:28AM
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 - Media
Investment Insights
Based on property information with market context.
This 1,823-square-foot duplex contains two vacant apartments with separate entrances and practical layouts. The first-floor residence has one bedroom, one bathroom, an eat-in kitchen with gas cooking, in-unit laundry, and an open living area. Upstairs, the two-bedroom, one-bath unit includes its own laundry and access to a large third-floor storage attic. An unfinished basement provides additional storage and access to the mechanical systems.
Each apartment has an individual electric meter, individual gas meter, and separate hot water heating system. Water is ratio-billed to tenants. The corner-lot property also includes a large driveway, fenced yard, and outdoor space serving both units. Its location at 501 W Moreland Rd places the property near Willow Grove Park Mall, Route 611, PA Turnpike access, and SEPTA Regional Rail.
Each apartment has an individual electric meter, individual gas meter, and separate hot water heating system. Water is ratio-billed to tenants. The corner-lot property also includes a large driveway, fenced yard, and outdoor space serving both units. Its location at 501 W Moreland Rd places the property near Willow Grove Park Mall, Route 611, PA Turnpike access, and SEPTA Regional Rail.
Key Highlights
- 1,823 SF duplex with two vacant apartments
- First‑floor 1‑bedroom, 1‑bath unit with gas cooking and in‑unit laundry
- Second‑floor 2‑bedroom, 1‑bath unit with in‑unit laundry
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
$26,488
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
6.62%
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%
$529,760
$529.8K
Cap Rate 7%
$378,400
$378.4K
Cap Rate 9%
$294,311
$294.3K
Market Conditions
NOI Build-Up for 1,823 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
$40.5K $22.20/SF
− Vacancy
−$2.6K −$1.44/SF
EGI
$37.8K $20.76/SF
− OpEx
−$11.4K −$6.23/SF
NOI
$26.5K $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%
$529,760
Cap Rate 7%
$378,400
Cap Rate 9%
$294,311
Alternative Uses
Best Use
Multifamily LT 5
$378.4K
$331.1K – $441.5K
NOI $26,488 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$351.8K
$307.9K – $410.5K
NOI $24,629 @ 7.0% cap · market cap 6.16%
Theoretical Best
Specialty Retail
$1.05M
$917.5K – $1.22M
NOI $73,403 @ 7.0% cap · market cap 18.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
265
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 - Corner-lot property offers separate utilities, in-unit laundry, and shared outdoor space.
Where is this duplex located?
The property is located at 501 W Moreland Rd Willow Grove, PA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1,823 SF duplex with two vacant apartments; First‑floor 1‑bedroom, 1‑bath unit with gas cooking and in‑unit laundry; Second‑floor 2‑bedroom, 1‑bath unit with in‑unit laundry
