Residential Income Property with Private
For Sale
$650,000
1311 S CARLISLE STREET Unit D, Philadelphia, PA 19146
Loft-style two-bedroom residence with skyline outlooks, vaulted ceilings, renovated baths, and direct access to a generous outdoor entertaining area.
Property Size1,933 SF
Price / SF$325
Days on Market13
Property Features for 1311 S CARLISLE STREET Unit D
General Information
Standard status
Active
Size
1,933 SF
Property subtype
Penthouse Unit/Flat/Apartment
Units
Unit Mix
2BR/2BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$6,394
Amenities
private deck
shared backyard
dog porch potty
concealed laundry
Building Details
Building Size
1,933 SF
Year Built
1900
Listing Agency:
KW Empower
Listed By:
James F Roche Jr. · License #RS332204
(215) 714-9539
Source:
Patmckennarealtors
Added: Aug 24
Changed: Sep 2
Last Checked: Sep 4 at 11:34AM
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 KW Empower
Investment Insights
Based on property information with market context.
Unit D is a two-bedroom, two-bath penthouse offering approximately 2,000 square feet of loft-inspired living space. The interior combines original hardwood flooring, vaulted ceilings, extensive windows, and a wood pellet stove with an open kitchen, dining, and living arrangement. Both bedrooms are approximately 18 feet wide, and each includes a full bath; the primary suite also features a walk-in closet and private bathroom. Recent work includes improvements to the kitchen tile, lighting, switches, refrigerator, recessed lighting, doors, vanities, HVAC, water heaters, and roof. Laundry is concealed within the residence.
A substantial private deck extends the usable living area and provides direct views toward the Center City skyline, with room for separate dining and lounge settings. Residents also have access to a shared backyard with seating, a dining set, and a dog porch potty. Columbus Square Park and East Passyunk Avenue are nearby, while the Broad Street Line is approximately one-and-a-half blocks away. The property was built in 1900.
A substantial private deck extends the usable living area and provides direct views toward the Center City skyline, with room for separate dining and lounge settings. Residents also have access to a shared backyard with seating, a dining set, and a dog porch potty. Columbus Square Park and East Passyunk Avenue are nearby, while the Broad Street Line is approximately one-and-a-half blocks away. The property was built in 1900.
Key Highlights
- Approximately 2,000 square feet of interior living space
- Two bedrooms, two full baths, and bedrooms approximately 18 feet wide
- Large private deck with direct Center City skyline views
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
$31,459
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
4.84%
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%
$629,180
$629.2K
Cap Rate 7%
$449,414
$449.4K
Cap Rate 9%
$349,544
$349.5K
Market Conditions
NOI Build-Up for 2,000 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
$60.7K $30.36/SF
− Vacancy
−$3.5K −$1.76/SF
EGI
$57.2K $28.60/SF
− OpEx
−$25.7K −$12.87/SF
NOI
$31.5K $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%
$629,180
Cap Rate 7%
$449,414
Cap Rate 9%
$349,544
Alternative Uses
Best Use
Apartment 5plus
$449.4K
$393.2K – $524.3K
NOI $31,459 @ 7.0% cap · market cap 4.84%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$487.6K
$426.6K – $568.8K
NOI $34,130 @ 7.0% cap · market cap 5.25%
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
3,767
Businesses Nearby
Explore this area
Business Placement
Demographics for 19146, PA
41,920
Population
22,182
Households
1.9
Avg Household Size
34
Median Age
65%
College-Educated
94%
High-School Grad
1.7 sq mi
ZIP Area
24,659
Density / Sq Mi
$99,702
Median Household Income
$68,849
Median Earnings
$1,708
Median Rent
$452,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Loft-style two-bedroom residence with skyline outlooks, vaulted ceilings, renovated baths, and direct access to a generous outdoor entertaining area.
Where is this residential income property located?
The property is located at 1311 S CARLISLE STREET Unit D Philadelphia, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Approximately 2,000 square feet of interior living space; Two bedrooms, two full baths, and bedrooms approximately 18 feet wide; Large private deck with direct Center City skyline views
