Fishtown Multifamily Investment
For Sale
$2,225,000
2525 Frankford Avenue, Philadelphia, PA 19125
Turnkey 7-unit property on Frankford Avenue in Fishtown.
Property Size5,500 SF
Price / SF$404.55
Days on Market291
Property Features for 2525 Frankford Avenue
General Information
Standard status
Active
Size
5,500 SF
Property subtype
Commercial
Lease Term
[]
Building Details
Year Built
2022
Listing Agency:
Keller Williams Liberty Place
Listed By:
Ryan J McManus
Source:
Deepcreeklake
Added: Nov 17, 2025
Changed: Sep 3
Last Checked: Sep 4 at 9:55AM
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 Keller Williams Liberty Place
Investment Insights
Based on property information with market context.
Located on Frankford Avenue in Philadelphia's Fishtown neighborhood, 2525 Frankford Avenue is a 5500 square foot, 3-story investment property featuring 36 feet of frontage. The building contains six 1-bedroom, 1-bathroom apartments situated above 845 square feet of ground-floor commercial space. The retail space is currently leased long-term to Forin, an "all-day cafe". The apartments feature factory-styled oversized windows, kitchens and baths, European-inspired finishes, high ceilings, and laundry and storage. The property is located in a walkable setting, near the Market-Frankford El train, Shake Shack, La Colombe, Kalaya, Suraya, LMNO, Goldie, City Fitness, Front Street Cafe, Middle Child Clubhouse, Laser Wolf, Wm. Mulherin's Sons, Pizzeria Beddia, and Palmer Park. The property is located in a high-growth rental submarket and has a 10-year tax abatement.
Key Highlights
- Turnkey, fully‑leased 7‑unit investment property in prime Fishtown location on Frankford Avenue.
- Long‑term lease of ground floor commercial space to popular 'all‑day cafe', Forin.
- Six (6) modern 1bd x 1ba apartments with desirable features: factory‑style windows, slick kitchens/baths, European‑inspired finishes, high ceilings, and in‑unit laundry/storage.
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
$86,512
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
3.89%
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%
$1,730,240
$1.7M
Cap Rate 7%
$1,235,886
$1.2M
Cap Rate 9%
$961,244
$961.2K
Market Conditions
NOI Build-Up for 5,500 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
$167.0K $30.36/SF
− Vacancy
−$9.7K −$1.76/SF
EGI
$157.3K $28.60/SF
− OpEx
−$70.8K −$12.87/SF
NOI
$86.5K $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%
$1,730,240
Cap Rate 7%
$1,235,886
Cap Rate 9%
$961,244
Alternative Uses
Best Use
Apartment 5plus
$1.24M
$1.08M – $1.44M
NOI $86,512 @ 7.0% cap · market cap 3.89%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.34M
$1.17M – $1.56M
NOI $93,857 @ 7.0% cap · market cap 4.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,527
Businesses Nearby
Explore this area
Business Placement
Demographics for 19125, PA
25,325
Population
13,055
Households
1.9
Avg Household Size
34
Median Age
64%
College-Educated
94%
High-School Grad
1.4 sq mi
ZIP Area
18,089
Density / Sq Mi
$110,842
Median Household Income
$62,656
Median Earnings
$1,743
Median Rent
$373,600
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?
Apartment building - Turnkey 7-unit property on Frankford Avenue in Fishtown.
Where is this apartment building located?
The property is located at 2525 Frankford Avenue Philadelphia, PA.
What is the asking price?
The asking price for this property is $2,225,000.
What are key features of this property?
This property features: Turnkey, fully‑leased 7‑unit investment property in prime Fishtown location on Frankford Avenue.; Long‑term lease of ground floor commercial space to popular 'all‑day cafe', Forin.; Six (6) modern 1bd x 1ba apartments with desirable features: factory‑style windows, slick kitchens/baths, European‑inspired finishes, high ceilings, and in‑unit laundry/storage.
