End-Unit Duplex with Basement
New
For Sale
$395,000
2711 UNRUH AVENUE, Philadelphia, PA 19149
Two-floor duplex with private entrances, separate utilities, dedicated laundry, and updated mechanical systems.
Property Size1,728 SF
Days on Market2
Property Features for 2711 UNRUH AVENUE
General Information
Standard status
Active
Size
1,728 SF
Property subtype
Duplex
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,312
Amenities
hardwood floors
wall and window A/C units
private entrance
secure basement access
private storage unit
dedicated washer and dryer
extra side windows
Building Details
Building Size
1,728 SF
Year Built
1940
Buildings
1
Listing Agency:
BHHS Fox & Roach-Southampton
(215) 205-6800
Listed By:
Victor Corsino · License #RS276539
(215) 205-6800
Source:
Lizclarkrealestate
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 7:24AM
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 BHHS Fox & Roach-Southampton
Investment Insights
Based on property information with market context.
This two-unit duplex is configured with one apartment on each floor, providing separate entrances and secure basement access for both residences. Each unit includes hardwood flooring, a living room, kitchen, bedrooms, and wall or window A/C units. The end-of-row position adds side windows for natural light. Private basement storage areas and dedicated washers and dryers serve the apartments, while refreshed concrete, paint, and lighting improve the lower level. A garage is rented separately and has its own access arrangement.
The property was built in 1940. Major mechanical updates include two new gas heaters and two new hot water heaters, while the roof has been inspected, certified, and repaired where needed. Water, electric, and natural gas are separately metered. The first-floor unit is scheduled to be vacant on June 12th. The two apartment leases are month-to-month, and the property is located across from a supermarket and bank with additional shopping, dining, and entertainment nearby.
The property was built in 1940. Major mechanical updates include two new gas heaters and two new hot water heaters, while the roof has been inspected, certified, and repaired where needed. Water, electric, and natural gas are separately metered. The first-floor unit is scheduled to be vacant on June 12th. The two apartment leases are month-to-month, and the property is located across from a supermarket and bank with additional shopping, dining, and entertainment nearby.
Key Highlights
- Two‑unit duplex with one apartment on each floor
- First‑floor unit scheduled to be vacant on June 12th
- Two new gas heaters and two new hot water heaters
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
$24,607
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
6.23%
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%
$492,140
$492.1K
Cap Rate 7%
$351,529
$351.5K
Cap Rate 9%
$273,411
$273.4K
Market Conditions
NOI Build-Up for 1,728 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
$36.3K $21.00/SF
− Vacancy
−$1.1K −$0.66/SF
EGI
$35.2K $20.34/SF
− OpEx
−$10.5K −$6.10/SF
NOI
$24.6K $14.24/SF
Area
ZIP 19149
Vacancy
3.13%
Lease Rate
$21.00 /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%
$492,140
Cap Rate 7%
$351,529
Cap Rate 9%
$273,411
Alternative Uses
Best Use
Apartment 5plus
$3.31M
$2.89M – $3.86M
NOI $231,597 @ 7.0% cap · market cap 58.63%
Second Best
Multifamily LT 5
$351.5K
$307.6K – $410.1K
NOI $24,607 @ 7.0% cap · market cap 6.23%
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
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,439
Businesses Nearby
Explore this area
Business Placement
Demographics for 19149, PA
60,408
Population
20,810
Households
2.9
Avg Household Size
33
Median Age
15%
College-Educated
76%
High-School Grad
2.4 sq mi
ZIP Area
25,170
Density / Sq Mi
$54,679
Median Household Income
$33,111
Median Earnings
$1,484
Median Rent
$198,200
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?
Duplex - Two-floor duplex with private entrances, separate utilities, dedicated laundry, and updated mechanical systems.
Where is this duplex located?
The property is located at 2711 UNRUH AVENUE Philadelphia, PA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Two‑unit duplex with one apartment on each floor; First‑floor unit scheduled to be vacant on June 12th; Two new gas heaters and two new hot water heaters
