Student-Rental Multifamily
For Sale
Contact for pricing
328 S 42ND ST, Philadelphia, PA 19104
1930 masonry property near the University of Pennsylvania with by-the-room leasing and tenant-paid utilities.
Property Size3,780 SF
Price / SF$251.32
Days on Market9
Property Features for 328 S 42ND ST
General Information
Standard status
Active
Size
3,780 SF
Class
C
Property subtype
Multifamily
Zoning
RM-1
Investment Type
Value Add
Additional Details
Public Transit
Yes
Building Details
Year Built
1930
Buildings
1
Stories
3
Units
3
Tenancy
Multi
Construction
masonry
Listing Agency:
SDG Real Estate
Listed By:
Shawn Witter · License #PA 326040
Source:
Crexi
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 12 at 5:29AM
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 Real Estate
Investment Insights
Based on property information with market context.
Built in 1930, this 3,780-square-foot masonry multifamily property is configured for by-the-room student housing and includes tenant-paid utilities. Two rooms are currently vacant, providing existing lease-up capacity within the present operating model. The property is located at 328 S 42nd Street in Philadelphia’s University City / Spruce Hill submarket, near the University of Pennsylvania, Penn Medicine, CHOP, and Drexel. SEPTA trolley service and the Market-Frankford Line are also nearby. RM-1 zoning applies, and the building is within the Southeast Spruce Hill Historic District, where exterior alterations require Historical Commission approval.
Key Highlights
- 3,780‑square‑foot masonry multifamily building constructed in 1930
- By‑the‑room student‑rental configuration with tenant‑paid utilities
- Two currently vacant rooms within the existing operating model
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
$59,458
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
6.26%
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%
$1,189,160
$1.2M
Cap Rate 7%
$849,400
$849.4K
Cap Rate 9%
$660,644
$660.6K
Market Conditions
NOI Build-Up for 3,780 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
$114.8K $30.36/SF
− Vacancy
−$6.7K −$1.76/SF
EGI
$108.1K $28.60/SF
− OpEx
−$48.6K −$12.87/SF
NOI
$59.5K $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%
$1,189,160
Cap Rate 7%
$849,400
Cap Rate 9%
$660,644
Alternative Uses
Best Use
Apartment 5plus
$849.4K
$743.2K – $991.0K
NOI $59,458 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$921.5K
$806.3K – $1.08M
NOI $64,505 @ 7.0% cap · market cap 6.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,124
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 - 1930 masonry property near the University of Pennsylvania with by-the-room leasing and tenant-paid utilities.
Where is this multifamily property located?
The property is located at 328 S 42ND ST 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: 3,780‑square‑foot masonry multifamily building constructed in 1930; By‑the‑room student‑rental configuration with tenant‑paid utilities; Two currently vacant rooms within the existing operating model
