New Construction Mixed-Use
For Sale
$554,900
436 Diamond Street, Philadelphia, PA 19122
Corner property combining leased commercial space with two residential apartments and a 10-year tax abatement.
Property Size1,165 SF
Price / SF$476.31
Days on Market171
Property Features for 436 Diamond Street
General Information
Standard status
Active
Size
1,165 SF
Property subtype
Commercial
Zoning
CMX2
Taxes and HOA fees
Annual Taxes
$60
Amenities
Electric
Yes
Central
Y
Public
SR
12.00 x 62.00
0.02
No
Estimated
Other
Concrete Perimeter
3164.00
4300.00
Building Details
Year Built
2024
Listing Agency:
Century 21 Reilly Realtors
(856) 222-0077
Listed By:
Francis Brennan
Source:
Thetristaterealestategroup
Added: Mar 4
Changed: Aug 21
Last Checked: Aug 22 at 3:43AM
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 Century 21 Reilly Realtors
Investment Insights
Based on property information with market context.
Completed in 2024, this three-unit mixed-use property includes a commercial unit on the ground level and two one-bedroom, one-bath apartments above. The residential units feature ceilings exceeding 10 feet and separate rear entrances. The property is positioned on a prominent corner and includes modern finishes throughout.
The commercial space is subject to a five-year lease with four years remaining. Both apartments are occupied, with lease termination available if owner-occupancy is preferred. CMX2 zoning and a 10-year tax abatement are in place.
The commercial space is subject to a five-year lease with four years remaining. Both apartments are occupied, with lease termination available if owner-occupancy is preferred. CMX2 zoning and a 10-year tax abatement are in place.
Key Highlights
- 2024 new construction with three total units
- Ground‑level commercial unit with a 5‑year lease and 4 years remaining
- Two 1‑bedroom, 1‑bath residential apartments
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
$18,325
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
3.30%
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%
$366,500
$366.5K
Cap Rate 7%
$261,786
$261.8K
Cap Rate 9%
$203,611
$203.6K
Market Conditions
NOI Build-Up for 1,165 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
$35.4K $30.36/SF
− Vacancy
−$2.1K −$1.76/SF
EGI
$33.3K $28.60/SF
− OpEx
−$15.0K −$12.87/SF
NOI
$18.3K $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%
$366,500
Cap Rate 7%
$261,786
Cap Rate 9%
$203,611
Alternative Uses
Best Use
Apartment 5plus
$261.8K
$229.1K – $305.4K
NOI $18,325 @ 7.0% cap · market cap 3.30%
Second Best
Mixed Use
$197.7K
$173.0K – $230.7K
NOI $13,840 @ 7.0% cap · market cap 2.49%
Theoretical Best
Multifamily LT 5
$284.0K
$248.5K – $331.4K
NOI $19,881 @ 7.0% cap · market cap 3.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,067
Businesses Nearby
Explore this area
Business Placement
Demographics for 19122, PA
26,668
Population
10,139
Households
2.6
Avg Household Size
28
Median Age
42%
College-Educated
86%
High-School Grad
1.3 sq mi
ZIP Area
20,514
Density / Sq Mi
$57,785
Median Household Income
$31,871
Median Earnings
$1,294
Median Rent
$341,000
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?
Mixed-use property - Corner property combining leased commercial space with two residential apartments and a 10-year tax abatement.
Where is this mixed-use property located?
The property is located at 436 Diamond Street Philadelphia, PA.
What is the asking price?
The asking price for this property is $554,900.
What are key features of this property?
This property features: 2024 new construction with three total units; Ground‑level commercial unit with a 5‑year lease and 4 years remaining; Two 1‑bedroom, 1‑bath residential apartments
