Riverfront Multifamily with Private
For Sale
$995,000
7015 Riverview Ave, Bristol, PA 19007
Six-unit riverfront building with multiple private entrances, off-street parking, and an expansive yard for flexible living or income.
Property Size5,429 SF
Price / SF$183.28
Days on Market86
Property Features for 7015 Riverview Ave
General Information
Standard status
Active
Size
5,429 SF
Building Details
Year Built
1940
Listing Agency:
Long & Foster Real Estate, Inc.
Listed By:
Robert Wade Melling
(888) 536-0216
Source:
Kandorre
Added: Jun 13
Changed: Sep 3
Last Checked: Sep 5 at 11:15AM
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 Long & Foster Real Estate, Inc.
Investment Insights
Based on property information with market context.
7015 Riverview Ave is a 6-unit multifamily property with a mix of owner-occupied and rental-ready layouts. The first floor includes a spacious 2-bedroom, 2-bath unit with private front and rear entrances, an open living and dining area, and original hardwood floors. A separate side entrance provides access to a remodeled 2-bedroom unit that also features hardwood floors, an updated kitchen, and a beautifully remodeled bathroom. From the rear of the building, another private entrance leads to four additional 1-bedroom units located on the second and third floors.
The building sits on the banks of the Delaware River, and the remarks indicate that views of the river are enjoyed from every unit. The property is described as having an expansive yard and off-street parking, with a private dead-end street location. The sale includes parcel # 05-078-063.
This configuration can suit buyers seeking to live in the first-floor 2-bedroom, 2-bath unit while renting the remaining units to help offset expenses. For investor buyers, the property’s clear separation of entrances and unit mix across three levels offers a straightforward approach to operating a small multifamily asset in a maintained, riverfront setting.
The building sits on the banks of the Delaware River, and the remarks indicate that views of the river are enjoyed from every unit. The property is described as having an expansive yard and off-street parking, with a private dead-end street location. The sale includes parcel # 05-078-063.
This configuration can suit buyers seeking to live in the first-floor 2-bedroom, 2-bath unit while renting the remaining units to help offset expenses. For investor buyers, the property’s clear separation of entrances and unit mix across three levels offers a straightforward approach to operating a small multifamily asset in a maintained, riverfront setting.
Key Highlights
- 6‑unit riverfront building on the banks of the Delaware River, with views enjoyed from every unit
- Owner‑occupied 2BD/2BA first‑floor unit with private front and rear entrances
- Additional remodeled 2BD unit with updated kitchen and remodeled bathroom, accessible via a separate side entrance
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
$67,219
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
6.76%
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%
$1,344,380
$1.3M
Cap Rate 7%
$960,271
$960.3K
Cap Rate 9%
$746,878
$746.9K
Market Conditions
NOI Build-Up for 5,429 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
$126.4K $23.28/SF
− Vacancy
−$4.2K −$0.77/SF
EGI
$122.2K $22.51/SF
− OpEx
−$55.0K −$10.13/SF
NOI
$67.2K $12.38/SF
Area
Bucks County, PA
Vacancy
3.30%
Lease Rate
$23.28 /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%
$1,344,380
Cap Rate 7%
$960,271
Cap Rate 9%
$746,878
Alternative Uses
Best Use
Apartment 5plus
$960.3K
$840.2K – $1.12M
NOI $67,219 @ 7.0% cap · market cap 6.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,221 @ 7.0% cap · market cap 11.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
358
Businesses Nearby
Explore this area
Business Placement
Demographics for 19007, PA
21,849
Population
9,675
Households
2.3
Avg Household Size
40
Median Age
24%
College-Educated
89%
High-School Grad
7.5 sq mi
ZIP Area
2,913
Density / Sq Mi
$66,811
Median Household Income
$43,642
Median Earnings
$1,029
Median Rent
$264,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Apartment building - Six-unit riverfront building with multiple private entrances, off-street parking, and an expansive yard for flexible living or income.
Where is this apartment building located?
The property is located at 7015 Riverview Ave Bristol, PA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 6‑unit riverfront building on the banks of the Delaware River, with views enjoyed from every unit; Owner‑occupied 2BD/2BA first‑floor unit with private front and rear entrances; Additional remodeled 2BD unit with updated kitchen and remodeled bathroom, accessible via a separate side entrance
