Renovated Duplex with In-Unit
For Sale
$399,900
2520 S ISEMINGER Street, Philadelphia, PA 19148
Multi-Family, PHILADELPHIA, PA
Property Size1,400 SF
Lot Size0.02 Acres
Price / SF$285.64
Days on Market58
Property Features for 2520 S ISEMINGER Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking features
On Street
Appliances
Oven/Range - Gas, Refrigerator, Exhaust Fan, Washer, Washer/Dryer Stacked, Dryer
Subdivision
PHILADELPHIA (SOUTH)
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
1,400 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Annual Amount
4090
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
in-unit laundry
Building Details
Year built
1920
Number of units
2
Building materials
Masonry
Architectural style
Other
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(215) 923-7600
Listed By:
Michael Scipione · License #RS324251
(215) 768-7533
Added: Jul 8
Changed: Aug 27
Last Checked: Sep 3 at 6:06PM
MLS# PAPH2638116
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 duplex contains two one-bedroom residences within a 1,400-square-foot masonry building constructed in 1920. The property was fully gut-renovated and includes hardwood flooring, updated kitchens and bathrooms, spacious living and sleeping areas, and laundry within each unit. Separate entrances support distinct residential access, while individually metered utilities simplify day-to-day management. Heating is provided by forced air, with central air conditioning throughout.
The 0.0174-acre property occupies a corner lot at 2520 S. Iseminger Street in Philadelphia’s South Philadelphia area, near Broad Street. Both residences are currently tenant-occupied. On-street parking is available, and the building includes a basement.
The 0.0174-acre property occupies a corner lot at 2520 S. Iseminger Street in Philadelphia’s South Philadelphia area, near Broad Street. Both residences are currently tenant-occupied. On-street parking is available, and the building includes a basement.
Key Highlights
- Two one‑bedroom units, both currently tenant‑occupied
- 1,400 square feet on a 0.0174‑acre corner lot
- Fully gut‑renovated masonry duplex constructed in 1920
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
$23,891
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
5.97%
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%
$477,820
$477.8K
Cap Rate 7%
$341,300
$341.3K
Cap Rate 9%
$265,456
$265.5K
Market Conditions
NOI Build-Up for 1,400 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
$36.1K $25.80/SF
− Vacancy
−$2.0K −$1.42/SF
EGI
$34.1K $24.38/SF
− OpEx
−$10.2K −$7.31/SF
NOI
$23.9K $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%
$477,820
Cap Rate 7%
$341,300
Cap Rate 9%
$265,456
Alternative Uses
Best Use
Multifamily LT 5
$341.3K
$298.6K – $398.2K
NOI $23,891 @ 7.0% cap · market cap 5.97%
Second Best
Apartment 5plus
$314.6K
$275.3K – $367.0K
NOI $22,021 @ 7.0% cap · market cap 5.51%
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
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,504
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two occupied one-bedroom residences feature private entrances and separately metered utilities.
Where is this duplex located?
The property is located at 2520 S ISEMINGER Street Philadelphia, PA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two one‑bedroom units, both currently tenant‑occupied; 1,400 square feet on a 0.0174‑acre corner lot; Fully gut‑renovated masonry duplex constructed in 1920
