8-Unit Apartment
For Sale
$499,900
444 444-446 W Roosevelt Boulevard, Philadelphia, PA 19120
Income-producing residential asset with access to public transportation, shopping, and major roadways.
Property Size4,480 SF
Price / SF$111.58
Days on Market32
Property Features for 444 444-446 W Roosevelt Boulevard
General Information
Standard status
Active
Size
4,480 SF
Property subtype
Multi-Family
Additional Details
Public Transit
Yes
Multifamily Units
8
Building Details
Year Built
1935
Listing Agency:
Canaan Realty Investment Group
Listed By:
Joey S. Fang · License #RM422484
(215) 333-1826
Source:
Upgradebymichaud
Added: Aug 3
Changed: Sep 3
Last Checked: Sep 1 at 10:27PM
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 Canaan Realty Investment Group
Investment Insights
Based on property information with market context.
This Philadelphia apartment property contains 8 legally zoned residential units within 4,480 square feet. Constructed in 1935, the building is configured as a multifamily income-producing asset and is being offered in as-is condition. Reported violations are associated with the property.
The building is positioned along W Roosevelt Boulevard at 444–446 W Roosevelt Boulevard, with exposure to a high-traffic corridor. The surrounding area provides access to public transportation, shopping, and major roadways. The property is bank-owned and includes city permits, subject to buyer due diligence.
The building is positioned along W Roosevelt Boulevard at 444–446 W Roosevelt Boulevard, with exposure to a high-traffic corridor. The surrounding area provides access to public transportation, shopping, and major roadways. The property is bank-owned and includes city permits, subject to buyer due diligence.
Key Highlights
- 8‑unit legally zoned apartment property
- 4,480 SF multifamily building
- Constructed in 1935
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
$43,167
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
8.64%
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%
$863,340
$863.3K
Cap Rate 7%
$616,671
$616.7K
Cap Rate 9%
$479,633
$479.6K
Market Conditions
NOI Build-Up for 4,480 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
$84.9K $18.96/SF
− Vacancy
−$6.5K −$1.44/SF
EGI
$78.5K $17.52/SF
− OpEx
−$35.3K −$7.88/SF
NOI
$43.2K $9.64/SF
Area
ZIP 19120
Vacancy
7.60%
Lease Rate
$18.96 /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%
$863,340
Cap Rate 7%
$616,671
Cap Rate 9%
$479,633
Alternative Uses
Best Use
Apartment 5plus
$616.7K
$539.6K – $719.5K
NOI $43,167 @ 7.0% cap · market cap 8.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.07M
$936.4K – $1.25M
NOI $74,912 @ 7.0% cap · market cap 14.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
1,546
Businesses Nearby
Explore this area
Business Placement
Demographics for 19120, PA
66,177
Population
25,730
Households
2.6
Avg Household Size
35
Median Age
13%
College-Educated
77%
High-School Grad
3.2 sq mi
ZIP Area
20,680
Density / Sq Mi
$51,993
Median Household Income
$32,980
Median Earnings
$1,186
Median Rent
$143,500
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 - Income-producing residential asset with access to public transportation, shopping, and major roadways.
Where is this apartment building located?
The property is located at 444 444-446 W Roosevelt Boulevard Philadelphia, PA.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 8‑unit legally zoned apartment property; 4,480 SF multifamily building; Constructed in 1935
