Historic Two-Family
For Sale
$699,000
3707 HAMILTON STREET, Philadelphia, PA 19104
Three-story twin with separate living areas, original architectural details, outdoor spaces, and legal two-family zoning.
Property Size3,422 SF
Price / SF$204.27
Days on Market13
Property Features for 3707 HAMILTON STREET
General Information
Standard status
Active
Size
3,422 SF
Property subtype
Duplex
Building Details
Year Built
1875
Listing Agency:
Compass Pennsylvania, LLC
(267) 435-8015
Listed By:
Melani Lamond · License #AB048377L
(215) 356-7266
Source:
Cummingsrealtors
Added: Sep 20
Changed: Oct 1
Last Checked: Oct 1 at 11:19AM
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 Compass Pennsylvania, LLC
Investment Insights
Based on property information with market context.
Built in 1875, this three-story twin is configured for two-family occupancy and is currently unoccupied. The lower residence includes two bedrooms and one full bath, while the upper bilevel unit offers a living room connected to the kitchen, five additional rooms, and access to a second-floor deck. The property has three full baths overall, along with a rear yard, front garden, restored porch, hardwood floors, interior woodwork, decorative marble mantels, and period stair and hallway details.
The home is located in Powelton Village in University City, within the catchment area for Samuel Powel K-4 and Science Leadership Academy Middle School. Drexel University and the University of Pennsylvania are described as walkable, with public transportation options serving Center City and other destinations. The neighborhood’s historic buildings were added to the Philadelphia Register of Historic Places in 2022.
The home is located in Powelton Village in University City, within the catchment area for Samuel Powel K-4 and Science Leadership Academy Middle School. Drexel University and the University of Pennsylvania are described as walkable, with public transportation options serving Center City and other destinations. The neighborhood’s historic buildings were added to the Philadelphia Register of Historic Places in 2022.
Key Highlights
- Legal zoning for 2‑family use
- Lower unit with 2 bedrooms and 1 full bath
- Upper bilevel unit with 5 additional rooms
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
$58,396
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
8.35%
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%
$1,167,920
$1.2M
Cap Rate 7%
$834,229
$834.2K
Cap Rate 9%
$648,844
$648.8K
Market Conditions
NOI Build-Up for 3,422 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
$88.3K $25.80/SF
− Vacancy
−$4.9K −$1.42/SF
EGI
$83.4K $24.38/SF
− OpEx
−$25.0K −$7.31/SF
NOI
$58.4K $17.06/SF
Area
Philadelphia, PA
Vacancy
5.51%
Lease Rate
$25.80 /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%
$1,167,920
Cap Rate 7%
$834,229
Cap Rate 9%
$648,844
Alternative Uses
Best Use
Multifamily LT 5
$834.2K
$730.0K – $973.3K
NOI $58,396 @ 7.0% cap · market cap 8.35%
Second Best
Apartment 5plus
$768.9K
$672.8K – $897.1K
NOI $53,826 @ 7.0% cap · market cap 7.70%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
4,577
Businesses Nearby
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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
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Three-story twin with separate living areas, original architectural details, outdoor spaces, and legal two-family zoning.
Where is this duplex located?
The property is located at 3707 HAMILTON STREET Philadelphia, PA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Legal zoning for 2‑family use; Lower unit with 2 bedrooms and 1 full bath; Upper bilevel unit with 5 additional rooms
