One-Bedroom Residential Income
For Sale
$385,000
604 S WASHINGTON SQUARE S Unit 3007, Philadelphia, PA 19106
Updated condo with expansive city and river views, a south-facing balcony, and in-unit laundry.
Property Size1,003 SF
Days on Market162
Property Features for 604 S WASHINGTON SQUARE S Unit 3007
General Information
Standard status
Active
Size
1,003 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 1BR
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$5,487
Amenities
balcony
washer/dryer in unit
wood floors
updated kitchen
renovated bath
rooftop pool
landscaped patio
underground garage
convenience store
beauty salon
24hr desk staff
Building Details
Building Size
1,003 SF
Year Built
1963
Listing Agency:
BHHS Fox & Roach-Center City Walnut
Listed By:
Bari Shor · License #RS091822A
(215) 287-5260
Source:
Patmckennarealtors
Added: Apr 8
Changed: Sep 12
Last Checked: Sep 15 at 10:59AM
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 BHHS Fox & Roach-Center City Walnut
Investment Insights
Based on property information with market context.
This one-bedroom condo offers an open living and dining arrangement, wood flooring, and large windows oriented toward city and river views. A south-facing balcony extends the living space, while the entry foyer includes a sizable storage closet that can also function as a compact office area. The kitchen has stainless steel appliances and generous counter space, and the renovated bathroom features a walk-in shower accessible from both the bedroom and hallway. In-unit washer and dryer add everyday convenience.
The Hopkinson House is a 1963 full-service, non-smoking building with 24-hour desk staff, a rooftop pool available for a fee, landscaped outdoor space, an underground garage available for a fee, and lobby retail and personal-service amenities. The condo fee includes utilities, CableTV, and high speed internet. The property carries a special assessment payable over 3 years.
The Hopkinson House is a 1963 full-service, non-smoking building with 24-hour desk staff, a rooftop pool available for a fee, landscaped outdoor space, an underground garage available for a fee, and lobby retail and personal-service amenities. The condo fee includes utilities, CableTV, and high speed internet. The property carries a special assessment payable over 3 years.
Key Highlights
- One‑bedroom condo with expansive city and river views
- South‑facing balcony and oversized windows
- Open living and dining layout with wood flooring
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
$15,777
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
4.10%
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%
$315,540
$315.5K
Cap Rate 7%
$225,386
$225.4K
Cap Rate 9%
$175,300
$175.3K
Market Conditions
NOI Build-Up for 1,003 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
$30.5K $30.36/SF
− Vacancy
−$1.8K −$1.76/SF
EGI
$28.7K $28.60/SF
− OpEx
−$12.9K −$12.87/SF
NOI
$15.8K $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%
$315,540
Cap Rate 7%
$225,386
Cap Rate 9%
$175,300
Alternative Uses
Best Use
Apartment 5plus
$225.4K
$197.2K – $263.0K
NOI $15,777 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$244.5K
$214.0K – $285.3K
NOI $17,116 @ 7.0% cap · market cap 4.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
16,563
Businesses Nearby
Explore this area
Business Placement
Demographics for 19106, PA
15,190
Population
9,913
Households
1.5
Avg Household Size
39
Median Age
80%
College-Educated
96%
High-School Grad
0.9 sq mi
ZIP Area
16,878
Density / Sq Mi
$129,779
Median Household Income
$93,953
Median Earnings
$2,219
Median Rent
$528,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated condo with expansive city and river views, a south-facing balcony, and in-unit laundry.
Where is this residential income property located?
The property is located at 604 S WASHINGTON SQUARE S Unit 3007 Philadelphia, PA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: One‑bedroom condo with expansive city and river views; South‑facing balcony and oversized windows; Open living and dining layout with wood flooring
