Ground-Level Corner-Unit
For Sale
$323,900
Pending
1035 SPRUCE STREET Unit 106, Philadelphia, PA 19107
Two-bedroom, one-bath ground-level corner condo in a historic brownstone with secure, gated cobblestone entry and updated bath.
Property Size893 SF
Days on Market138
Property Features for 1035 SPRUCE STREET Unit 106
General Information
Standard status
Pending
Size
893 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$4,164
Amenities
gated entrance
in-unit laundry
Building Details
Building Size
893 SF
Year Built
1900
Construction
brownstone
Listing Agency:
Compass Pennsylvania, LLC
(215) 778-9600
Listed By:
John J Brown · License #AB065043
(215) 778-9600
Source:
Patmckennarealtors
Added: Apr 8
Changed: Aug 12
Last Checked: Aug 11 at 12:57PM
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 Compass Pennsylvania, LLC
Investment Insights
Based on property information with market context.
Welcome home to a two-bedroom, one-bath ground-level corner-unit condo in a historic Robert Quay boutique brownstone built in 1900. The home offers wood floors and abundant LED recessed lighting with dimmer switches throughout. The kitchen includes stainless steel appliances and premium stone countertops, with a dedicated laundry closet featuring a stackable washer/dryer unit. A spacious hall coat closet adds convenience, and a recently renovated hall bathroom features a vanity with a quartz countertop.
Access is designed for privacy and security, with a cozy, private, gated, secure, covered, cobblestone entrance from the street that leads direct and exclusively to this residence.
With a 99 walk score, 88 bike score, and 100 transit score, daily conveniences and Center City destinations are within reach while the unit itself is described as a tranquil, quiet condominium home.
Access is designed for privacy and security, with a cozy, private, gated, secure, covered, cobblestone entrance from the street that leads direct and exclusively to this residence.
With a 99 walk score, 88 bike score, and 100 transit score, daily conveniences and Center City destinations are within reach while the unit itself is described as a tranquil, quiet condominium home.
Key Highlights
- Two‑bedroom, one‑bath ground‑level corner‑unit condo
- Secure, gated, covered cobblestone entrance from the street with exclusive access
- Wood floors and LED recessed lighting with dimmer switches throughout
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
$14,046
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
4.34%
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%
$280,920
$280.9K
Cap Rate 7%
$200,657
$200.7K
Cap Rate 9%
$156,067
$156.1K
Market Conditions
NOI Build-Up for 893 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
$27.1K $30.36/SF
− Vacancy
−$1.6K −$1.76/SF
EGI
$25.5K $28.60/SF
− OpEx
−$11.5K −$12.87/SF
NOI
$14.0K $15.73/SF
Area
Philadelphia, PA
Vacancy
5.80%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
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%
$280,920
Cap Rate 7%
$200,657
Cap Rate 9%
$156,067
Alternative Uses
Best Use
Apartment 5plus
$200.7K
$175.6K – $234.1K
NOI $14,046 @ 7.0% cap · market cap 4.34%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$217.7K
$190.5K – $254.0K
NOI $15,239 @ 7.0% cap · market cap 4.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
23,668
Businesses Nearby
Explore this area
Business Placement
Demographics for 19107, PA
17,600
Population
10,239
Households
1.7
Avg Household Size
32
Median Age
72%
College-Educated
92%
High-School Grad
0.5 sq mi
ZIP Area
35,200
Density / Sq Mi
$70,382
Median Household Income
$57,694
Median Earnings
$1,691
Median Rent
$452,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom, one-bath ground-level corner condo in a historic brownstone with secure, gated cobblestone entry and updated bath.
Where is this residential income property located?
The property is located at 1035 SPRUCE STREET Unit 106 Philadelphia, PA.
What is the asking price?
The asking price for this property is $323,900.
What are key features of this property?
This property features: Two‑bedroom, one‑bath ground‑level corner‑unit condo; Secure, gated, covered cobblestone entrance from the street with exclusive access; Wood floors and LED recessed lighting with dimmer switches throughout
