Mixed-Use Building with
For Sale
$249,000
5501 Willows Avenue, Philadelphia, PA 19143
Commercial space with a three-bedroom residence above supports combined business and living use.
Property Size1,440 SF
Price / SF$172.92
Days on Market152
Property Features for 5501 Willows Avenue
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Mixed Use
Zoning
CM2
Additional Details
Floor
1
Taxes and HOA fees
Annual Taxes
$1,005
Amenities
Window Air Conditioning
3
CMX2
No Parking.
15.00 x 82.00
Building Details
Year Built
1925
Listing Agency:
Canaan Realty Services INC
(267) 528-9965
Listed By:
XIAO LAN
(267) 528-9965
Source:
Xome
Added: Apr 2
Changed: Aug 31
Last Checked: Aug 31 at 12:49AM
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 Services INC
Investment Insights
Based on property information with market context.
This mixed-use property contains a first-floor Chinese restaurant and a residential unit spanning the second and third floors. The upper-level residence includes three bedrooms and one and a half bathrooms, creating a combined commercial and residential configuration within the same building. Window air conditioning is listed among the interior features, and the property was built in 1925.
The building is located at 5501 Willows Avenue in Philadelphia, with access to major roads, public transportation, and surrounding residential neighborhoods. The property has no parking, while its commercial frontage supports visibility from the street. Its layout accommodates an operating restaurant with a residence above, providing a single-building arrangement for business and living uses.
The building is located at 5501 Willows Avenue in Philadelphia, with access to major roads, public transportation, and surrounding residential neighborhoods. The property has no parking, while its commercial frontage supports visibility from the street. Its layout accommodates an operating restaurant with a residence above, providing a single-building arrangement for business and living uses.
Key Highlights
- First‑floor Chinese restaurant with residential unit above
- Three‑bedroom, 1.5‑bath residence across the second and third floors
- 1,440 SF mixed‑use property
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
$19,440
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
7.81%
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%
$388,800
$388.8K
Cap Rate 7%
$277,714
$277.7K
Cap Rate 9%
$216,000
$216.0K
Market Conditions
NOI Build-Up for 1,440 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
$34.6K $24.00/SF
− Vacancy
−$3.5K −$2.40/SF
EGI
$31.1K $21.60/SF
− OpEx
−$11.7K −$8.10/SF
NOI
$19.4K $13.50/SF
Area
ZIP 19143
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$388,800
Cap Rate 7%
$277,714
Cap Rate 9%
$216,000
Alternative Uses
Best Use
Office B
$375.8K
$328.8K – $438.4K
NOI $26,304 @ 7.0% cap · market cap 10.56%
Second Best
Retail
$358.6K
$313.7K – $418.3K
NOI $25,099 @ 7.0% cap · market cap 10.08%
Theoretical Best
Office A
$493.6K
$431.9K – $575.8K
NOI $34,549 @ 7.0% cap · market cap 13.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,373
Businesses Nearby
Explore this area
Business Placement
Demographics for 19143, PA
64,648
Population
31,391
Households
2.1
Avg Household Size
36
Median Age
32%
College-Educated
91%
High-School Grad
3.1 sq mi
ZIP Area
20,854
Density / Sq Mi
$47,964
Median Household Income
$38,189
Median Earnings
$1,235
Median Rent
$152,000
Median Home Value
Market
Vacancy Rate% for Office in Philadelphia, PA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial space with a three-bedroom residence above supports combined business and living use.
Where is this mixed-use property located?
The property is located at 5501 Willows Avenue Philadelphia, PA.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: First‑floor Chinese restaurant with residential unit above; Three‑bedroom, 1.5‑bath residence across the second and third floors; 1,440 SF mixed‑use property
