Mixed-Use Property with
New
For Sale
$1,400,000
3649-53 N 10TH ST, Philadelphia, PA 19140
Industrial-zoned asset combines residential units, warehouse space, and secured garage storage.
Property Size8,400 SF
Price / SF$166.67
Days on Market5
Property Features for 3649-53 N 10TH ST
General Information
Standard status
Active
Size
8,400 SF
Additional Details
Warehouse Space
8,400 SF
Listing Agency:
HomeSmart Realty Advisors
(215) 604-1191
Listed By:
Elizabeth Munoz-Ortiz
(267) 207-8071
Source:
Davidyungmann.myrealestateplatform
Added: Aug 30
Changed: Sep 3
Last Checked: Sep 1 at 10:39PM
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 HomeSmart Realty Advisors
Investment Insights
Based on property information with market context.
This mixed-use property, built in 1925, combines residential, warehouse, and garage components within an industrial-zoned setting. The improvements include five residential units, an approximately 8,400 SF warehouse with a 12’ x 14’ roll-up door, and three garage buildings containing 90 garages. A secured yard serves the garage component and supports the property’s varied configuration.
The residential units and a majority of the garages are rented, while the warehouse is vacant. The residential units require renovation, and the warehouse provides space for lease-up or repositioning subject to the owner’s plans and due diligence. The property’s combination of occupied residential and garage areas with a vacant warehouse creates a multi-component operating profile.
The residential units and a majority of the garages are rented, while the warehouse is vacant. The residential units require renovation, and the warehouse provides space for lease-up or repositioning subject to the owner’s plans and due diligence. The property’s combination of occupied residential and garage areas with a vacant warehouse creates a multi-component operating profile.
Key Highlights
- Five residential units, with current rental occupancy
- Approximately 8,400 SF warehouse with a 12’ x 14’ roll‑up door
- Three garage buildings totaling 90 garages
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
$99,792
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
7.13%
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%
$1,995,840
$2.0M
Cap Rate 7%
$1,425,600
$1.4M
Cap Rate 9%
$1,108,800
$1.1M
Market Conditions
NOI Build-Up for 8,400 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
$181.4K $21.60/SF
− Vacancy
−$21.8K −$2.59/SF
EGI
$159.7K $19.01/SF
− OpEx
−$59.9K −$7.13/SF
NOI
$99.8K $11.88/SF
Area
Philadelphia, PA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,995,840
Cap Rate 7%
$1,425,600
Cap Rate 9%
$1,108,800
Alternative Uses
Best Use
Mixed Use
$1.43M
$1.25M – $1.66M
NOI $99,792 @ 7.0% cap · market cap 7.13%
Second Best
Flex RnD
$1.26M
$1.11M – $1.47M
NOI $88,452 @ 7.0% cap · market cap 6.32%
Theoretical Best
Multifamily LT 5
$2.05M
$1.79M – $2.39M
NOI $143,345 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,466
Businesses Nearby
Explore this area
Business Placement
Demographics for 19140, PA
52,124
Population
23,104
Households
2.3
Avg Household Size
36
Median Age
9%
College-Educated
73%
High-School Grad
3.2 sq mi
ZIP Area
16,289
Density / Sq Mi
$33,149
Median Household Income
$31,508
Median Earnings
$1,085
Median Rent
$101,100
Median Home Value
Market
Vacancy Rate% for Industrial in Philadelphia, PA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Industrial-zoned asset combines residential units, warehouse space, and secured garage storage.
Where is this mixed-use property located?
The property is located at 3649-53 N 10TH ST Philadelphia, PA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Five residential units, with current rental occupancy; Approximately 8,400 SF warehouse with a 12’ x 14’ roll‑up door; Three garage buildings totaling 90 garages
