All-Brick Twin
For Sale
$390,000
7531 Watson St, Philadelphia, PA 19111
All-brick twin duplex with two 2-bedroom, 1-bath units, each with its own interior basement access and private backyard.
Property Size1,664 SF
Price / SF$234.38
Days on Market142
Property Features for 7531 Watson St
General Information
Standard status
Active
Size
1,664 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Amenities
private backyard
full basement
Building Details
Year Built
1940
Construction
all-brick
Tenancy
Multi
Listing Agency:
Home Max Realty
Listed By:
Jie Chen · License #RM424964
(215) 820-1621
Source:
Bethsamberg
Added: Apr 21
Changed: Sep 8
Last Checked: Aug 25 at 4:06AM
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 Home Max Realty
Investment Insights
Based on property information with market context.
Rare all-brick twin duplex in Fox Chase offers two residential units, each featuring two bedrooms and one full bathroom. The property is currently occupied by long-term, stable tenants. Both units have their own interior access to a full, clean, and dry basement that is equal in size, with walk-out access to a private backyard.
Front parking is available for two cars, supporting convenient day-to-day access for residents. Reported updates include a roof approximately six years old, gas furnaces replaced in 2019, hot water heaters updated in 2016, and some upgraded windows. The home is described as in move-in condition and well maintained.
With separate unit access to basements and outdoor space, the layout supports straightforward day-to-day management while maintaining independent resident areas.
Front parking is available for two cars, supporting convenient day-to-day access for residents. Reported updates include a roof approximately six years old, gas furnaces replaced in 2019, hot water heaters updated in 2016, and some upgraded windows. The home is described as in move-in condition and well maintained.
With separate unit access to basements and outdoor space, the layout supports straightforward day-to-day management while maintaining independent resident areas.
Key Highlights
- All‑brick twin duplex built in 1940 with two 2‑bedroom, 1‑bath units
- Each unit has interior access to a full, clean, dry basement (equal size) with walk‑out access to a private backyard
- Long‑term tenants in place for immediate rental income
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
$22,341
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
5.73%
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%
$446,820
$446.8K
Cap Rate 7%
$319,157
$319.2K
Cap Rate 9%
$248,233
$248.2K
Market Conditions
NOI Build-Up for 1,664 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
$32.9K $19.80/SF
− Vacancy
−$1.0K −$0.62/SF
EGI
$31.9K $19.18/SF
− OpEx
−$9.6K −$5.75/SF
NOI
$22.3K $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%
$446,820
Cap Rate 7%
$319,157
Cap Rate 9%
$248,233
Alternative Uses
Best Use
Multifamily LT 5
$319.2K
$279.3K – $372.4K
NOI $22,341 @ 7.0% cap · market cap 5.73%
Second Best
Apartment 5plus
$294.3K
$257.5K – $343.4K
NOI $20,603 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$504.5K
$441.5K – $588.6K
NOI $35,316 @ 7.0% cap · market cap 9.06%
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
Location Intelligence
Trade Area within ½ mile
1,630
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 - All-brick twin duplex with two 2-bedroom, 1-bath units, each with its own interior basement access and private backyard.
Where is this duplex located?
The property is located at 7531 Watson St Philadelphia, PA.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: All‑brick twin duplex built in 1940 with two 2‑bedroom, 1‑bath units; Each unit has interior access to a full, clean, dry basement (equal size) with walk‑out access to a private backyard; Long‑term tenants in place for immediate rental income
