Duplex with Separate
For Sale
$259,900
760 George Street, Norristown, PA 19401
Two residential units include a vacant first-floor apartment and an occupied upper-level apartment with an additional floor.
Property Size1,602 SF
Price / SF$162.23
Days on Market222
Property Features for 760 George Street
General Information
Standard status
Active
Size
1,602 SF
Property subtype
Multi-Family / Fee Simple
Zoning
R2
Units
Unit Mix
1 x 1BR, 1 x 2BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$2,460
Amenities
No
No Pool
Above Grade, Below Grade
Sidewalks, Street Lights
Building Details
Year Built
1890
Buildings
1
Listing Agency:
Iron Valley Real Estate Exton
(267) 872-3320
Listed By:
Margarita M. Swartz
(267) 872-3320
Source:
Compass
Added: Jan 22
Changed: Aug 30
Last Checked: Aug 31 at 10:28PM
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 Iron Valley Real Estate Exton
Investment Insights
Based on property information with market context.
Located at 760 George Street in Norristown, this 1,602-square-foot duplex was built in 1890 and includes two residential units. The first-floor apartment has one bedroom and is vacant. The second-floor apartment offers two bedrooms, an additional upper level, and a month-to-month tenancy. The property is also situated near downtown shopping, dining, and public transportation.
Separate gas heat, gas, and electric service support distinct unit operations. The basement does not include laundry facilities. The property is zoned R2 and includes sidewalks and street lights along the surrounding streets.
Separate gas heat, gas, and electric service support distinct unit operations. The basement does not include laundry facilities. The property is zoned R2 and includes sidewalks and street lights along the surrounding streets.
Key Highlights
- Two‑unit duplex at 760 George Street, Norristown, PA 19401
- 1,602 SF property built in 1890
- First‑floor 1‑bedroom unit 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
$23,277
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
8.96%
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%
$465,540
$465.5K
Cap Rate 7%
$332,529
$332.5K
Cap Rate 9%
$258,633
$258.6K
Market Conditions
NOI Build-Up for 1,602 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
$35.6K $22.20/SF
− Vacancy
−$2.3K −$1.44/SF
EGI
$33.3K $20.76/SF
− OpEx
−$10.0K −$6.23/SF
NOI
$23.3K $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%
$465,540
Cap Rate 7%
$332,529
Cap Rate 9%
$258,633
Alternative Uses
Best Use
Multifamily LT 5
$332.5K
$291.0K – $388.0K
NOI $23,277 @ 7.0% cap · market cap 8.96%
Second Best
Apartment 5plus
$309.2K
$270.6K – $360.7K
NOI $21,644 @ 7.0% cap · market cap 8.33%
Theoretical Best
Specialty Retail
$921.5K
$806.3K – $1.08M
NOI $64,504 @ 7.0% cap · market cap 24.82%
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
1,411
Businesses Nearby
Explore this area
Business Placement
Demographics for 19401, PA
43,414
Population
18,236
Households
2.4
Avg Household Size
36
Median Age
28%
College-Educated
86%
High-School Grad
6.2 sq mi
ZIP Area
7,002
Density / Sq Mi
$68,646
Median Household Income
$38,050
Median Earnings
$1,392
Median Rent
$225,700
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 residential units include a vacant first-floor apartment and an occupied upper-level apartment with an additional floor.
Where is this duplex located?
The property is located at 760 George Street Norristown, PA.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Two‑unit duplex at 760 George Street, Norristown, PA 19401; 1,602 SF property built in 1890; First‑floor 1‑bedroom unit is vacant
