Two-Unit Duplex with
New
For Sale
$519,000
56 CHURCH STREET, Willow Grove, PA 19090
Occupied two-unit property with separate living spaces, decks, laundry areas, and central air conditioning.
Property Size1,525 SF
Days on Market5
Property Features for 56 CHURCH STREET
General Information
Standard status
Active
Size
1,525 SF
Total Parking Spaces
2
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$6,489
Amenities
central air conditioning
Building Details
Building Size
1,525 SF
Year Built
1920
Buildings
1
Listing Agency:
Quinn & Wilson, Inc.
(267) 879-9146
Listed By:
Renee M Meister · License #RS312308
(267) 879-9146
Source:
Lizclarkrealestate
Added: Aug 12
Changed: Aug 16
Last Checked: Aug 16 at 6:31AM
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 Quinn & Wilson, Inc.
Investment Insights
Based on property information with market context.
Built in 1920, this duplex contains two occupied residences with distinct layouts and outdoor areas. The larger apartment includes two bedrooms, a living room, dining area, eat-in kitchen, pantry, laundry, walk-in closet, full bathroom, front porch, screened deck, and fenced rear yard. The second residence provides one bedroom, a living room, eat-in kitchen, laundry hookup, full bathroom, and private deck. Central air conditioning serves both units.
A detached two-car garage adds an upper-level storage area. Residents are responsible for their own water, sewer, gas, and electric utilities. The property is located at 56 Church Street in Willow Grove, within walking distance of shopping, restaurants, public transportation, and everyday conveniences.
A detached two-car garage adds an upper-level storage area. Residents are responsible for their own water, sewer, gas, and electric utilities. The property is located at 56 Church Street in Willow Grove, within walking distance of shopping, restaurants, public transportation, and everyday conveniences.
Key Highlights
- Duplex with two occupied residential units
- Larger unit offers 2 bedrooms, screened deck, front porch, and fenced rear yard
- Second unit includes 1 bedroom and a private deck
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
$22,158
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
4.27%
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%
$443,160
$443.2K
Cap Rate 7%
$316,543
$316.5K
Cap Rate 9%
$246,200
$246.2K
Market Conditions
NOI Build-Up for 1,525 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
$33.9K $22.20/SF
− Vacancy
−$2.2K −$1.44/SF
EGI
$31.7K $20.76/SF
− OpEx
−$9.5K −$6.23/SF
NOI
$22.2K $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%
$443,160
Cap Rate 7%
$316,543
Cap Rate 9%
$246,200
Alternative Uses
Best Use
Multifamily LT 5
$316.5K
$277.0K – $369.3K
NOI $22,158 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$294.3K
$257.5K – $343.4K
NOI $20,603 @ 7.0% cap · market cap 3.97%
Theoretical Best
Specialty Retail
$877.2K
$767.6K – $1.02M
NOI $61,404 @ 7.0% cap · market cap 11.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,001
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 - Occupied two-unit property with separate living spaces, decks, laundry areas, and central air conditioning.
Where is this duplex located?
The property is located at 56 CHURCH STREET Willow Grove, PA.
What is the asking price?
The asking price for this property is $519,000.
What are key features of this property?
This property features: Duplex with two occupied residential units; Larger unit offers 2 bedrooms, screened deck, front porch, and fenced rear yard; Second unit includes 1 bedroom and a private deck
