Updated Two-Unit
For Sale
$315,000
845-847 W WASHINGTON STREET, Hagerstown, MD 21740
Two vacant residences offer separate living areas, in-unit laundry, and rear off-street parking.
Property Size2,688 SF
Price / SF$117.19
Days on Market8
Property Features for 845-847 W WASHINGTON STREET
General Information
Standard status
Active
Size
2,688 SF
Property subtype
Duplex
Building Details
Year Built
1910
Listing Agency:
Real Broker, LLC - Frederick
(855) 450-0442
Listed By:
Sandra Ninelly Cisneros · License #5021540
(240) 815-3089
Source:
Cummingsrealtors
Added: Sep 20
Changed: Sep 26
Last Checked: Sep 26 at 9:48AM
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 Real Broker, LLC - Frederick
Investment Insights
Based on property information with market context.
This 2,688-square-foot duplex contains two separate residences, each with 3 bedrooms and 1 full bathroom. Both units include in-unit laundry, unfinished basement space, attic storage, and separate living areas. Updates have been made throughout, and the property was built in 1910.
Each residence will be vacant, allowing the next owner to establish occupancy and lease terms. Off-street parking is positioned behind the units and is reached from the rear alley. The property is near Downtown Hagerstown, with access to shopping, dining, commuter routes, and local amenities.
Each residence will be vacant, allowing the next owner to establish occupancy and lease terms. Off-street parking is positioned behind the units and is reached from the rear alley. The property is near Downtown Hagerstown, with access to shopping, dining, commuter routes, and local amenities.
Key Highlights
- Two‑unit duplex totaling 2,688 SF
- Each unit offers 3 bedrooms and 1 full bathroom
- In‑unit laundry in both residences
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
$28,196
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
8.95%
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%
$563,920
$563.9K
Cap Rate 7%
$402,800
$402.8K
Cap Rate 9%
$313,289
$313.3K
Market Conditions
NOI Build-Up for 2,688 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
$43.5K $16.20/SF
− Vacancy
−$3.3K −$1.22/SF
EGI
$40.3K $14.99/SF
− OpEx
−$12.1K −$4.50/SF
NOI
$28.2K $10.49/SF
Area
Washington County, MD
Vacancy
7.50%
Lease Rate
$16.20 /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%
$563,920
Cap Rate 7%
$402,800
Cap Rate 9%
$313,289
Alternative Uses
Best Use
Multifamily LT 5
$402.8K
$352.5K – $469.9K
NOI $28,196 @ 7.0% cap · market cap 8.95%
Second Best
Apartment 5plus
$361.4K
$316.2K – $421.6K
NOI $25,298 @ 7.0% cap · market cap 8.03%
Theoretical Best
Office A
$596.3K
$521.7K – $695.6K
NOI $41,738 @ 7.0% cap · market cap 13.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
278
Businesses Nearby
Explore this area
Business Placement
Demographics for 21740, MD
65,619
Population
27,002
Households
2.4
Avg Household Size
39
Median Age
20%
College-Educated
86%
High-School Grad
70.9 sq mi
ZIP Area
926
Density / Sq Mi
$59,410
Median Household Income
$42,159
Median Earnings
$1,031
Median Rent
$241,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two vacant residences offer separate living areas, in-unit laundry, and rear off-street parking.
Where is this duplex located?
The property is located at 845-847 W WASHINGTON STREET Hagerstown, MD.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,688 SF; Each unit offers 3 bedrooms and 1 full bathroom; In‑unit laundry in both residences
