University City Multifamily Investment
For Sale
Contact for pricing
3925 Haverford Ave, Philadelphia, PA 19104
34-unit apartment building in Philadelphia's 'Eds & Meds' economy.
Property Size42,256 SF
Price / SF$209.08
Days on Market171
Property Features for 3925 Haverford Ave
General Information
Standard status
Active
Size
42,256 SF
Property subtype
Multifamily
Zoning
CMX2
Occupancy
52%
Investment Type
Value Add
Building Details
Year Built
2018
Buildings
1
Stories
4
Units
34
Listing Agency:
The Oceanside Realty Team
Listed By:
PHL · License #Pennsylvania RS316262
Source:
Crexi
Added: Feb 23
Changed: Aug 11
Last Checked: Aug 11 at 12:52PM
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 The Oceanside Realty Team
Investment Insights
Based on property information with market context.
The Grandview West Apartments, situated in University City, Philadelphia, offer a multifamily investment opportunity. This 34-unit free-market apartment building features 138 feet of frontage and a corner location. The property is comprised of one commercial unit, one 1-bedroom unit, thirty 2-bedroom units, and two 3-bedroom units. It is walkable to HUP, UPenn, Drexel University, Amtrak's 30th Street Station, Schuylkill Yards, and the Science Center. The building includes amenities such as a fitness center, two elevators, a common green roof deck, and a residents lounge with gaming and entertainment. A 10-year tax abatement is in place through 2028. The property is located in a top-10 USA MSA for rent growth.
Key Highlights
- Prime location in University City, Philadelphia, walkable to major institutions.
- 34‑unit free‑market apartment building with a desirable unit mix.
- Class‑A amenities package including a fully‑furnished fitness center, two elevators, common green roof deck, and deluxe residents lounge.**
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
$664,666
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
7.52%
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%
$13,293,320
$13.3M
Cap Rate 7%
$9,495,229
$9.5M
Cap Rate 9%
$7,385,178
$7.4M
Market Conditions
NOI Build-Up for 42,256 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
$1.28M $30.36/SF
− Vacancy
−$74.4K −$1.76/SF
EGI
$1.21M $28.60/SF
− OpEx
−$543.8K −$12.87/SF
NOI
$664.7K $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%
$13,293,320
Cap Rate 7%
$9,495,229
Cap Rate 9%
$7,385,178
Alternative Uses
Best Use
Apartment 5plus
$9.50M
$8.31M – $11.08M
NOI $664,666 @ 7.0% cap · market cap 7.52%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$10.30M
$9.01M – $12.02M
NOI $721,094 @ 7.0% cap · market cap 8.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,762
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?
Apartment building - 34-unit apartment building in Philadelphia's 'Eds & Meds' economy.
Where is this apartment building located?
The property is located at 3925 Haverford Ave Philadelphia, PA.
What is the asking price?
The asking price for this property is $8,835,000.
What are key features of this property?
This property features: Prime location in University City, Philadelphia, walkable to major institutions.; 34‑unit free‑market apartment building with a desirable unit mix.; Class‑A amenities package including a fully‑furnished fitness center, two elevators, common green roof deck, and deluxe residents lounge.**
