Brick Twin Duplex with
For Sale
Under Contract
$419,900
8118 RYERS Avenue, Philadelphia, PA 19111
Multi-Family, PHILADELPHIA, PA
Property Size1,860 SF
Lot Size0.08 Acres
Price / SF$225.75
Days on Market71
Property Features for 8118 RYERS Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Dining Room
Parking
4
Parking features
Driveway
Interior features
Carpet, Bathroom - Tub Shower, Dining Area
Appliances
Range Hood, Refrigerator
Subdivision
PHILADELPHIA (NORTH)
Elementary school district
THE SCHOOL DISTRICT OF PHILADELPHIA
Middle school district
THE SCHOOL DISTRICT OF PHILADELPHIA
High school district
THE SCHOOL DISTRICT OF PHILADELPHIA
Standard status
Active Under Contract
Size
1,860 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
5039
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
in-unit laundry
central air conditioning
dishwasher
gas cooking
off-street parking
yard
Building Details
Year built
1984
Number of units
2
Building materials
Brick Front, Aluminum Siding
Architectural style
Other
Listing Agency:
Coldwell Banker Hearthside Realtors · Coldwell Banker Real Estate
(215) 379-2002
Listed By:
Robert C Weiss · License #RM421312
(215) 776-1212
Added: Jun 29
Changed: Aug 27
Last Checked: Sep 7 at 8:06AM
MLS# PAPH2621108
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.
Built in 1984, this 1,860-square-foot twin duplex contains two 2-bedroom apartments, each with a living room, dining area, kitchen, bathroom, and in-unit laundry. Both units feature forced-air gas heat, central air conditioning, gas water heaters, dishwashers, gas cooking, and separate electric service. The first-floor apartment includes an updated kitchen, while the second-floor water heater was replaced in 11/2024 and the first-floor water heater was replaced in 7/2019.
The property occupies 0.0778 acres and includes a driveway for off-street parking and a large rear yard. Both apartments are leased on month-to-month terms, with cold water and sewer shared between the units. Located at 8118 RYERS Avenue in Philadelphia, the building has brick-front and aluminum-siding construction.
The property occupies 0.0778 acres and includes a driveway for off-street parking and a large rear yard. Both apartments are leased on month-to-month terms, with cold water and sewer shared between the units. Located at 8118 RYERS Avenue in Philadelphia, the building has brick-front and aluminum-siding construction.
Key Highlights
- Two 2‑bedroom apartments within a 1,860‑square‑foot duplex
- Built in 1984 with brick‑front and aluminum‑siding construction
- Separate electric service for each unit; cold water and sewer are shared
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
$24,973
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
5.95%
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%
$499,460
$499.5K
Cap Rate 7%
$356,757
$356.8K
Cap Rate 9%
$277,478
$277.5K
Market Conditions
NOI Build-Up for 1,860 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
$36.8K $19.80/SF
− Vacancy
−$1.2K −$0.62/SF
EGI
$35.7K $19.18/SF
− OpEx
−$10.7K −$5.75/SF
NOI
$25.0K $13.43/SF
Area
ZIP 19111
Vacancy
3.13%
Lease Rate
$19.80 /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%
$499,460
Cap Rate 7%
$356,757
Cap Rate 9%
$277,478
Alternative Uses
Best Use
Multifamily LT 5
$356.8K
$312.2K – $416.2K
NOI $24,973 @ 7.0% cap · market cap 5.95%
Second Best
Apartment 5plus
$329.0K
$287.9K – $383.8K
NOI $23,030 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$563.9K
$493.4K – $657.9K
NOI $39,475 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,023
Businesses Nearby
Explore this area
Business Placement
Demographics for 19111, PA
67,017
Population
27,518
Households
2.4
Avg Household Size
38
Median Age
25%
College-Educated
86%
High-School Grad
4.8 sq mi
ZIP Area
13,962
Density / Sq Mi
$60,441
Median Household Income
$39,065
Median Earnings
$1,221
Median Rent
$244,000
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 - Two leased apartments offer separate electric service, in-unit laundry, central air, and driveway parking.
Where is this duplex located?
The property is located at 8118 RYERS Avenue Philadelphia, PA.
What is the asking price?
The asking price for this property is $419,900.
What are key features of this property?
This property features: Two 2‑bedroom apartments within a 1,860‑square‑foot duplex; Built in 1984 with brick‑front and aluminum‑siding construction; Separate electric service for each unit; cold water and sewer are shared
