New Condo in Wynnefield
For Sale
$299,999
4088 LESLIE LN #A45, Philadelphia, PA 19131
New construction condo with modern features, available November 2025.
Property Size1,100 SF
Days on Market387
Property Features for 4088 LESLIE LN #A45
General Information
Standard status
Active
Size
1,100 SF
Property subtype
Apartment
Building Details
Building Size
1,100 SF
Year Built
2025
Listing Agency:
KW Empower
(215) 392-0230
Listed By:
Noah Ostroff · License #RS308424
(215) 392-0230
Source:
Kw
Added: Jul 23, 2025
Changed: Aug 8
Last Checked: Aug 12 at 12:38PM
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 KW Empower
Investment Insights
Based on property information with market context.
Located in Wynnefield Heights Square, this new construction condo at 4088 LESLIE LANE, A45, Philadelphia, PA, features 2 bedrooms and 2 bathrooms. The residence includes an energy-efficient HVAC system. The interior features quartz countertops, stainless steel appliances, and high wall cabinets with under-cabinet lighting in the kitchen. Vinyl flooring extends throughout the living areas. Wood baseboard molding and a patio off the dining room are additional features. The exterior combines brick and vinyl siding. The property is awaiting approval for a 10-year tax abatement. Assigned outdoor parking is available for an additional fee. It will be available on November 2025.
Key Highlights
- First‑time homebuyer loan program offering $6,000 lender credit and 1% off the interest rate.
- New construction condo in the desirable Wynnefield Heights Square community.
- Anticipated 10‑year tax abatement (awaiting approval) for significant cost savings.
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
$17,302
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
5.77%
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%
$346,040
$346.0K
Cap Rate 7%
$247,171
$247.2K
Cap Rate 9%
$192,244
$192.2K
Market Conditions
NOI Build-Up for 1,100 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
$33.4K $30.36/SF
− Vacancy
−$1.9K −$1.76/SF
EGI
$31.5K $28.60/SF
− OpEx
−$14.2K −$12.87/SF
NOI
$17.3K $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%
$346,040
Cap Rate 7%
$247,171
Cap Rate 9%
$192,244
Alternative Uses
Best Use
Apartment 5plus
$247.2K
$216.3K – $288.4K
NOI $17,302 @ 7.0% cap · market cap 5.77%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$268.2K
$234.6K – $312.9K
NOI $18,771 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
288
Businesses Nearby
Explore this area
Business Placement
Demographics for 19131, PA
42,705
Population
22,826
Households
1.9
Avg Household Size
38
Median Age
30%
College-Educated
92%
High-School Grad
5.3 sq mi
ZIP Area
8,058
Density / Sq Mi
$46,057
Median Household Income
$40,052
Median Earnings
$1,312
Median Rent
$163,900
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 - New construction condo with modern features, available November 2025.
Where is this apartment building located?
The property is located at 4088 LESLIE LN #A45 Philadelphia, PA.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: First‑time homebuyer loan program offering **$6,000 lender credit and 1% off the interest rate.**; New construction condo in the desirable Wynnefield Heights Square community.; Anticipated 10‑year tax abatement (awaiting approval) for significant cost savings.
