Renovated Mixed-Use
For Sale
$314,000
443 W INDIANA AVENUE, Philadelphia, PA 19133
Renovated building combining a leased convenience store with flexible residential space and an attached garage.
Property Size1,196 SF
Days on Market79
Property Features for 443 W INDIANA AVENUE
General Information
Standard status
Active
Size
1,196 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$1,103
Building Details
Building Size
1,196 SF
Year Built
1920
Buildings
1
Listing Agency:
EXIT Elevate Realty
Listed By:
Alex Lam · License #Rs351449
(267) 307-6347
Source:
Lizclarkrealestate
Added: Jun 23
Changed: Aug 28
Last Checked: Sep 8 at 11:52AM
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 EXIT Elevate Realty
Investment Insights
Based on property information with market context.
Built in 1920 and renovated with new flooring, fresh paint, and updated plumbing, this mixed-use property combines commercial and residential space within one building. The ground-level convenience store is currently leased, while the residential component includes two separate living areas with a total of 4 bedrooms and 2.5 bathrooms.
The lower residential space offers 1 bedroom, 1.5 bathrooms, a full kitchen, and direct entry to the attached garage. The upper unit contains 3 bedrooms and 1 full bathroom and is currently vacant. Located at 443 W Indiana Avenue in Philadelphia, the property supports a combination of commercial occupancy and residential use.
The lower residential space offers 1 bedroom, 1.5 bathrooms, a full kitchen, and direct entry to the attached garage. The upper unit contains 3 bedrooms and 1 full bathroom and is currently vacant. Located at 443 W Indiana Avenue in Philadelphia, the property supports a combination of commercial occupancy and residential use.
Key Highlights
- Mixed‑use property at 443 W Indiana Avenue, Philadelphia, PA 19133
- Convenience store on the ground level is currently leased
- Residential component includes 4 bedrooms and 2.5 bathrooms
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
$20,410
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
6.50%
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%
$408,200
$408.2K
Cap Rate 7%
$291,571
$291.6K
Cap Rate 9%
$226,778
$226.8K
Market Conditions
NOI Build-Up for 1,196 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
$30.9K $25.80/SF
− Vacancy
−$1.7K −$1.42/SF
EGI
$29.2K $24.38/SF
− OpEx
−$8.7K −$7.31/SF
NOI
$20.4K $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%
$408,200
Cap Rate 7%
$291,571
Cap Rate 9%
$226,778
Alternative Uses
Best Use
Multifamily LT 5
$291.6K
$255.1K – $340.2K
NOI $20,410 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$268.8K
$235.2K – $313.6K
NOI $18,813 @ 7.0% cap · market cap 5.99%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,229
Businesses Nearby
Explore this area
Business Placement
Demographics for 19133, PA
24,772
Population
10,766
Households
2.3
Avg Household Size
34
Median Age
7%
College-Educated
63%
High-School Grad
1.3 sq mi
ZIP Area
19,055
Density / Sq Mi
$31,756
Median Household Income
$26,563
Median Earnings
$919
Median Rent
$85,100
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 - Renovated building combining a leased convenience store with flexible residential space and an attached garage.
Where is this mixed-use property located?
The property is located at 443 W INDIANA AVENUE Philadelphia, PA.
What is the asking price?
The asking price for this property is $314,000.
What are key features of this property?
This property features: Mixed‑use property at 443 W Indiana Avenue, Philadelphia, PA 19133; Convenience store on the ground level is currently leased; Residential component includes 4 bedrooms and 2.5 bathrooms
