Seven-Building Multifamily
For Sale
$950,000
320 S 42ND STREET, Philadelphia, PA 19104
Historic multifamily collection near the University of Pennsylvania campus with flexible acquisition options.
Property Size3,618 SF
Days on Market295
Property Features for 320 S 42ND STREET
General Information
Standard status
Active
Size
3,618 SF
Property subtype
Five Or More Units
Taxes and HOA fees
Annual Taxes
$11,598
Building Details
Building Size
3,618 SF
Year Built
1930
Buildings
7
Listing Agency:
SDG Management, LLC
Listed By:
Shawn E Witter · License #RS326040
(267) 446-9133
Source:
Patmckennarealtors
Added: Nov 17, 2025
Changed: Aug 28
Last Checked: Sep 7 at 7:15AM
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 SDG Management, LLC
Investment Insights
Based on property information with market context.
This multifamily offering comprises seven buildings at 320 S 42ND ST in Philadelphia, Pennsylvania. The properties retain historic character and are positioned for continued residential use, with the collection presented as a coordinated portfolio rather than a single structure.
The address is near the University of Pennsylvania campus in West Philadelphia. Ownership is considering several acquisition structures, including a full-package transaction, selected groups of properties, or individual purchases, with preference given to a package sale.
The address is near the University of Pennsylvania campus in West Philadelphia. Ownership is considering several acquisition structures, including a full-package transaction, selected groups of properties, or individual purchases, with preference given to a package sale.
Key Highlights
- Seven‑building multifamily collection
- Historic character across the portfolio
- Near the University of Pennsylvania campus
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
$56,909
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
5.99%
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%
$1,138,180
$1.1M
Cap Rate 7%
$812,986
$813.0K
Cap Rate 9%
$632,322
$632.3K
Market Conditions
NOI Build-Up for 3,618 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
$109.8K $30.36/SF
− Vacancy
−$6.4K −$1.76/SF
EGI
$103.5K $28.60/SF
− OpEx
−$46.6K −$12.87/SF
NOI
$56.9K $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%
$1,138,180
Cap Rate 7%
$812,986
Cap Rate 9%
$632,322
Alternative Uses
Best Use
Apartment 5plus
$813.0K
$711.4K – $948.5K
NOI $56,909 @ 7.0% cap · market cap 5.99%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$882.0K
$771.8K – $1.03M
NOI $61,741 @ 7.0% cap · market cap 6.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,616
Businesses Nearby
Explore this area
Business Placement
Demographics for 19104, PA
56,839
Population
23,888
Households
2.4
Avg Household Size
26
Median Age
47%
College-Educated
90%
High-School Grad
3.1 sq mi
ZIP Area
18,335
Density / Sq Mi
$39,526
Median Household Income
$18,420
Median Earnings
$1,329
Median Rent
$268,200
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?
Multifamily property - Historic multifamily collection near the University of Pennsylvania campus with flexible acquisition options.
Where is this multifamily property located?
The property is located at 320 S 42ND STREET Philadelphia, PA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Seven‑building multifamily collection; Historic character across the portfolio; Near the University of Pennsylvania campus
