Custom Two-Unit
New
For Sale
$400,000
2326 S 12TH STREET S, Philadelphia, PA 19148
Corner duplex with separate entrances, distinctive interior finishes, and private outdoor space.
Property Size1,856 SF
Days on Market4
Property Features for 2326 S 12TH STREET S
General Information
Standard status
Active
Size
1,856 SF
Property subtype
Duplex
Units
Unit Mix
1 x 2BR, 1 x 1BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$5,968
Amenities
private garden
Building Details
Building Size
1,856 SF
Year Built
1925
Buildings
1
Listing Agency:
Coldwell Banker Realty
Listed By:
Donna A Young · License #AB065551
(215) 641-2727
Source:
Patmckennarealtors
Added: Sep 6
Changed: Sep 9
Last Checked: Sep 8 at 2:28PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1925, this corner duplex contains two separately entered residences with distinct layouts and mechanical services. The first-floor home combines living, dining, and kitchen areas beneath 12-foot ceilings, with custom cabinetry, stainless steel appliances, quartzite countertops, hardwood flooring, exposed brick, a flexible bedroom or office, a primary bedroom with walk-in closet, and a bath with heated tile flooring. It also opens to a walled garden and provides access to an unfinished basement with washer and dryer hookups.
The upper residence includes an eat-in kitchen with concrete counters, stainless steel appliances, banquette seating, a bedroom, and a turreted living room with oversized windows, original hardwood floors, and exposed brick. Its bath includes a claw-foot tub, heated tile flooring, and stacked laundry. Separate heating, cooling, and electric services serve each unit; the second floor also has newer windows.
The property is located on a SEPTA bus route near Broad Street and the subway, approximately 7 miles from Philadelphia International Airport.
The upper residence includes an eat-in kitchen with concrete counters, stainless steel appliances, banquette seating, a bedroom, and a turreted living room with oversized windows, original hardwood floors, and exposed brick. Its bath includes a claw-foot tub, heated tile flooring, and stacked laundry. Separate heating, cooling, and electric services serve each unit; the second floor also has newer windows.
The property is located on a SEPTA bus route near Broad Street and the subway, approximately 7 miles from Philadelphia International Airport.
Key Highlights
- Two‑unit corner duplex built in 1925
- First‑floor residence features 12‑foot ceilings and access to a private walled garden
- Separate heating, cooling, and electric services for each unit
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
$31,672
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
7.92%
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%
$633,440
$633.4K
Cap Rate 7%
$452,457
$452.5K
Cap Rate 9%
$351,911
$351.9K
Market Conditions
NOI Build-Up for 1,856 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
$47.9K $25.80/SF
− Vacancy
−$2.6K −$1.42/SF
EGI
$45.2K $24.38/SF
− OpEx
−$13.6K −$7.31/SF
NOI
$31.7K $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%
$633,440
Cap Rate 7%
$452,457
Cap Rate 9%
$351,911
Alternative Uses
Best Use
Multifamily LT 5
$452.5K
$395.9K – $527.9K
NOI $31,672 @ 7.0% cap · market cap 7.92%
Second Best
Apartment 5plus
$417.1K
$364.9K – $486.6K
NOI $29,194 @ 7.0% cap · market cap 7.30%
Theoretical Best
—
—
same as Best Use
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
1,912
Businesses Nearby
Explore this area
Business Placement
Demographics for 19148, PA
53,976
Population
22,944
Households
2.4
Avg Household Size
36
Median Age
39%
College-Educated
85%
High-School Grad
4.2 sq mi
ZIP Area
12,851
Density / Sq Mi
$80,469
Median Household Income
$50,067
Median Earnings
$1,492
Median Rent
$296,800
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 - Corner duplex with separate entrances, distinctive interior finishes, and private outdoor space.
Where is this duplex located?
The property is located at 2326 S 12TH STREET S Philadelphia, PA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two‑unit corner duplex built in 1925; First‑floor residence features 12‑foot ceilings and access to a private walled garden; Separate heating, cooling, and electric services for each unit
