Mixed-Use Building with
For Sale
$495,000
6452 Lansdowne Ave, Philadelphia, PA 19151
Corner property combines an equipped restaurant with two upper-level residential apartments and basement storage.
Property Size3,750 SF
Price / SF$132
Days on Market15
Property Features for 6452 Lansdowne Ave
General Information
Standard status
Active
Size
3,750 SF
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Equipment Included
Yes
Building Details
Year Built
1925
Listing Agency:
KW Empower
Listed By:
Matthew Williams · License #RS345442
(215) 607-6007
Source:
Lgagne
Added: Aug 21
Changed: Aug 28
Last Checked: Sep 1 at 9:20PM
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.
This mixed-use property includes an approximately 1,200-square-foot restaurant component spanning the first floor and basement, together with two residential apartments above. The restaurant is maintained for continued operation and includes newer brick ovens, a walk-in freezer, restaurant equipment and fixtures, plus dry storage in the basement. The overall property size is 3,757 square feet.
Each apartment offers two bedrooms and one bathroom. Positioned on a corner lot along Lansdowne Avenue in Philadelphia, the property is described as having both pedestrian and vehicle activity. The surrounding corridor includes new construction and ongoing community development, with the Cobbs Creek Golf Course revitalization located nearby, including the TGR Learning Lab supported by Tiger Woods.
Each apartment offers two bedrooms and one bathroom. Positioned on a corner lot along Lansdowne Avenue in Philadelphia, the property is described as having both pedestrian and vehicle activity. The surrounding corridor includes new construction and ongoing community development, with the Cobbs Creek Golf Course revitalization located nearby, including the TGR Learning Lab supported by Tiger Woods.
Key Highlights
- 3,757‑square‑foot mixed‑use property on Lansdowne Avenue
- Approximately 1,200 SF of restaurant space across the first floor and basement
- Two residential apartments, each with 2 bedrooms and 1 bathroom
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
$44,550
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
9.00%
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%
$891,000
$891.0K
Cap Rate 7%
$636,429
$636.4K
Cap Rate 9%
$495,000
$495.0K
Market Conditions
NOI Build-Up for 3,750 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
$81.0K $21.60/SF
− Vacancy
−$9.7K −$2.59/SF
EGI
$71.3K $19.01/SF
− OpEx
−$26.7K −$7.13/SF
NOI
$44.6K $11.88/SF
Area
Philadelphia, PA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$891,000
Cap Rate 7%
$636,429
Cap Rate 9%
$495,000
Alternative Uses
Best Use
Apartment 5plus
$842.7K
$737.3K – $983.1K
NOI $58,986 @ 7.0% cap · market cap 11.92%
Second Best
Specialty Retail
$776.3K
$679.2K – $905.6K
NOI $54,338 @ 7.0% cap · market cap 10.98%
Theoretical Best
Multifamily LT 5
$914.2K
$799.9K – $1.07M
NOI $63,993 @ 7.0% cap · market cap 12.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
981
Businesses Nearby
Explore this area
Business Placement
Demographics for 19151, PA
30,394
Population
15,084
Households
2
Avg Household Size
39
Median Age
28%
College-Educated
93%
High-School Grad
2.4 sq mi
ZIP Area
12,664
Density / Sq Mi
$58,046
Median Household Income
$42,504
Median Earnings
$1,167
Median Rent
$181,200
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?
Mixed-use property - Corner property combines an equipped restaurant with two upper-level residential apartments and basement storage.
Where is this mixed-use property located?
The property is located at 6452 Lansdowne Ave Philadelphia, PA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 3,757‑square‑foot mixed‑use property on Lansdowne Avenue; Approximately 1,200 SF of restaurant space across the first floor and basement; Two residential apartments, each with 2 bedrooms and 1 bathroom
