Corner Duplex with Custom
For Sale
$400,000
2326 S 12TH Street S, Philadelphia, PA 19148
Multi-Family, PHILADELPHIA, PA
Property Size1,856 SF
Lot Size0.02 Acres
Price / SF$215.52
Days on Market9
Property Features for 2326 S 12TH Street S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking features
On Street
Interior features
2nd Kitchen, Additional Stairway, Bathroom - Tub Shower, Breakfast Area, Ceiling Fan(s), Combination Kitchen/Living
Appliances
Built-In Microwave, Built-In Range, Dishwasher, Microwave, Oven - Self Cleaning, Oven/Range - Electric, Oven/Range - Gas, Refrigerator, Stainless Steel Appliances, Washer/Dryer Stacked, WaterHeater, Water Heater - Tankless
Subdivision
LOWER MOYAMENSING
Elementary school district
THE SCHOOL DISTRICT OF PHILADELPHIA
Middle school district
THE SCHOOL DISTRICT OF PHILADELPHIA
High school district
THE SCHOOL DISTRICT OF PHILADELPHIA
Standard status
Active
Size
1,856 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Annual Amount
5968
Utilities
Heating system
Natural Gas, Central, Heat Pump (Heating), Zoned
Cooling system
Ductless, Multi Units, Central Air
Building Details
Year built
1925
Number of units
2
Building materials
Brick, Copper Plumbing, CPVC/PVC, Masonry, Mixed Plumbing, Stucco
Architectural style
Colonial
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(215) 641-2727
Listed By:
Donna A Young · License #AB065551
(215) 740-0618
Added: Sep 6
Changed: Sep 13
Last Checked: Sep 14 at 11:06AM
MLS# PAPH2667882
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,856-square-foot Colonial duplex contains two separately serviced residences within a 1925 brick building. The first-floor unit offers an open living, dining, and kitchen arrangement with 12-foot ceilings, quartzite counters, stainless steel appliances, hardwood flooring, exposed brick, a bedroom, office or study, walk-in closet, and full basement access. A private walled garden extends from the rear of the unit. The second-floor residence has its own side entry, an eat-in kitchen, one bedroom, a turreted living room with oversized windows, original hardwood floors, and a claw-foot tub. Each unit has independent electric service along with separate heating and cooling. The property occupies 0.0246 acres and provides on-street parking. It is served by the SEPTA bus route and sits near Broad Street and the subway, approximately 7 miles from Philadelphia International Airport.
Key Highlights
- 1,856‑square‑foot duplex on a 0.0246‑acre lot
- Built in 1925 with brick construction and Colonial architecture
- First‑floor unit includes open living areas, 12‑foot ceilings, quartzite counters, and a private walled garden
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
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,688
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature distinct kitchens, separate utilities, and a mix of original and updated finishes.
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: 1,856‑square‑foot duplex on a 0.0246‑acre lot; Built in 1925 with brick construction and Colonial architecture; First‑floor unit includes open living areas, 12‑foot ceilings, quartzite counters, and a private walled garden
