Duplex With Detached
For Sale
$519,000
56 CHURCH Street, Willow Grove, PA 19090
Multi-Family, WILLOW GROVE, PA
Property Size1,525 SF
Lot Size0.15 Acres
Price / SF$340.33
Days on Market46
Property Features for 56 CHURCH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking
2
Parking features
Garage - Detached, Driveway, On Street
Interior features
Kitchen - Eat-In
Subdivision
WILLOW GROVE
High school
UPPER MORELAND
Elementary school district
UPPER MORELAND
Middle school district
UPPER MORELAND
High school district
UPPER MORELAND
Standard status
Active
Size
1,525 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
6489
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
central air conditioning
front porch
screened-in deck
fenced rear yard
large private deck
in-unit laundry
Building Details
Year built
1920
Number of units
3
Building materials
Frame, Vinyl Siding, Stone
Architectural style
Colonial
Listing Agency:
Quinn & Wilson, Inc.
(215) 885-7600
Listed By:
Renee M Meister · License #RS312308
(267) 879-9146
Added: Aug 12
Changed: Sep 17
Last Checked: Sep 26 at 6:06PM
MLS# PAMC2189868
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 1,525-square-foot Colonial duplex contains two occupied apartments with separate living areas and central air conditioning. The larger unit includes two bedrooms, an eat-in kitchen with pantry and laundry, a walk-in closet, screened-in deck, front porch, and fenced rear yard. The second apartment has one bedroom, an eat-in kitchen with laundry hookup, and a private deck. The property was built in 1920 and combines frame, vinyl siding, and stone construction.
A detached two-car garage includes upper-level storage, with additional driveway and on-street parking. Tenants pay their own water, sewer, gas, and electric utilities. Shopping, restaurants, public transportation, and daily conveniences are within walking distance in Willow Grove.
A detached two-car garage includes upper-level storage, with additional driveway and on-street parking. Tenants pay their own water, sewer, gas, and electric utilities. Shopping, restaurants, public transportation, and daily conveniences are within walking distance in Willow Grove.
Key Highlights
- Two‑unit duplex with 1,525 square feet of property size
- Unit mix includes one two‑bedroom apartment and one one‑bedroom apartment
- Both units are currently occupied and have central air conditioning
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
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,172
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied units offer central air, private outdoor areas, and tenant-paid utilities.
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: Two‑unit duplex with 1,525 square feet of property size; Unit mix includes one two‑bedroom apartment and one one‑bedroom apartment; Both units are currently occupied and have central air conditioning
