Well-Maintained Duplex with
For Sale
$550,000
10921 Nandina Ct, Philadelphia, PA 19116
Well-maintained duplex offering two 2-bedroom, 1-bath units, an attached 2-car garage, and an outdoor deck.
Property Size1,988 SF
Price / SF$276.66
Days on Market53
Property Features for 10921 Nandina Ct
General Information
Standard status
Active
Size
1,988 SF
Property subtype
Multi-Family
Building Details
Year Built
1969
Listing Agency:
Elite Realty Group Unl. Inc.
Listed By:
Mark Kolibolotsky
Source:
Bethsamberg
Added: Jul 25
Changed: Sep 8
Last Checked: Sep 14 at 7:35PM
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 Elite Realty Group Unl. Inc.
Investment Insights
Based on property information with market context.
This well-maintained duplex features two spacious 2-bedroom, 1-bathroom units. The home includes updated interiors such as newer laminate flooring, replacement windows, updated kitchens with modern cabinetry and finishes, renovated bathrooms, and updated HVAC systems. Outside, there is a private backyard with a large deck for outdoor use.
Additional improvements include a newer roof and two brand-new water heaters dated 2026. The walk-out basement provides added versatility with abundant storage, two sets of washers and dryers, and two large additional windows.
The property also offers an attached 2-car garage and sits at the end of a quiet cul-de-sac with ample parking, with convenient access to nearby shopping, restaurants, parks, public transportation, schools, and major commuting routes.
Additional improvements include a newer roof and two brand-new water heaters dated 2026. The walk-out basement provides added versatility with abundant storage, two sets of washers and dryers, and two large additional windows.
The property also offers an attached 2-car garage and sits at the end of a quiet cul-de-sac with ample parking, with convenient access to nearby shopping, restaurants, parks, public transportation, schools, and major commuting routes.
Key Highlights
- 1969‑built duplex with two 2‑bedroom, 1‑bath units
- Long‑term tenants in place for immediate rental income
- Attached 2‑car garage plus ample parking
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
$33,925
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
6.17%
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%
$678,500
$678.5K
Cap Rate 7%
$484,643
$484.6K
Cap Rate 9%
$376,944
$376.9K
Market Conditions
NOI Build-Up for 1,988 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
$51.3K $25.80/SF
− Vacancy
−$2.8K −$1.42/SF
EGI
$48.5K $24.38/SF
− OpEx
−$14.5K −$7.31/SF
NOI
$33.9K $17.06/SF
Area
Philadelphia, PA
Vacancy
5.51%
Lease Rate
$25.80 /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%
$678,500
Cap Rate 7%
$484,643
Cap Rate 9%
$376,944
Alternative Uses
Best Use
Multifamily LT 5
$484.6K
$424.1K – $565.4K
NOI $33,925 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$446.7K
$390.9K – $521.2K
NOI $31,270 @ 7.0% cap · market cap 5.69%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
559
Businesses Nearby
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Business Placement
Demographics for 19116, PA
35,610
Population
14,166
Households
2.5
Avg Household Size
43
Median Age
36%
College-Educated
90%
High-School Grad
5.2 sq mi
ZIP Area
6,848
Density / Sq Mi
$67,558
Median Household Income
$43,817
Median Earnings
$1,214
Median Rent
$321,400
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex offering two 2-bedroom, 1-bath units, an attached 2-car garage, and an outdoor deck.
Where is this duplex located?
The property is located at 10921 Nandina Ct Philadelphia, PA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 1969‑built duplex with two 2‑bedroom, 1‑bath units; Long‑term tenants in place for immediate rental income; Attached 2‑car garage plus ample parking
