One-Bedroom Residential Income
For Sale
$350,000
604 S WASHINGTON SQUARE Unit 2505, Philadelphia, PA 19106
South-facing condominium with a renovated kitchen, in-unit laundry, and a flexible entryway closet suitable for office use.
Property Size1,008 SF
Days on Market10
Property Features for 604 S WASHINGTON SQUARE Unit 2505
General Information
Standard status
Active
Size
1,008 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$4,704
Amenities
24-hour doorman
front desk security
community room
library
seasonal rooftop pool
washer/dryer in unit
Building Details
Building Size
1,008 SF
Year Built
1973
Listing Agency:
KW Empower
Listed By:
Aaron Byles · License #RS-289946
(267) 934-2585
Source:
Patmckennarealtors
Added: Sep 11
Changed: Sep 19
Last Checked: Sep 20 at 10:28AM
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 KW Empower
Investment Insights
Based on property information with market context.
This one-bedroom condominium occupies a south-facing position within the Hopkinson House. The interior includes wide-plank premium oak flooring, an open layout, and a renovated kitchen with granite countertops, Bosch appliances, tiled backsplash, upgraded cabinetry, and substantial storage. The bedroom has two closets, while the bathroom adds a large vanity, built-in storage, and an in-unit washer and dryer. An oversized closet near the entrance provides additional storage and can accommodate a home office setup.
Hopkinson House is a nonsmoking, full-service building completed in 1973. Building features include a 24-hour doorman and front desk security, underground secured valet parking, a community room with library, and a seasonal rooftop pool. The condominium fee includes utilities, high-speed internet, and cable television with HBO. The property is at Washington Square in Philadelphia's Society Hill, with views toward South Philadelphia, the Delaware River, bridges, and stadiums.
Hopkinson House is a nonsmoking, full-service building completed in 1973. Building features include a 24-hour doorman and front desk security, underground secured valet parking, a community room with library, and a seasonal rooftop pool. The condominium fee includes utilities, high-speed internet, and cable television with HBO. The property is at Washington Square in Philadelphia's Society Hill, with views toward South Philadelphia, the Delaware River, bridges, and stadiums.
Key Highlights
- One‑bedroom, south‑facing condominium at Hopkinson House
- Renovated kitchen with granite counters, Bosch appliances, tiled backsplash, and upgraded cabinetry
- In‑unit washer and dryer in the bathroom
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
$15,855
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
4.53%
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%
$317,100
$317.1K
Cap Rate 7%
$226,500
$226.5K
Cap Rate 9%
$176,167
$176.2K
Market Conditions
NOI Build-Up for 1,008 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
$30.6K $30.36/SF
− Vacancy
−$1.8K −$1.76/SF
EGI
$28.8K $28.60/SF
− OpEx
−$13.0K −$12.87/SF
NOI
$15.9K $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%
$317,100
Cap Rate 7%
$226,500
Cap Rate 9%
$176,167
Alternative Uses
Best Use
Apartment 5plus
$226.5K
$198.2K – $264.3K
NOI $15,855 @ 7.0% cap · market cap 4.53%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$245.7K
$215.0K – $286.7K
NOI $17,201 @ 7.0% cap · market cap 4.91%
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 - South-facing condominium with a renovated kitchen, in-unit laundry, and a flexible entryway closet suitable for office use.
Where is this residential income property located?
The property is located at 604 S WASHINGTON SQUARE Unit 2505 Philadelphia, PA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: One‑bedroom, south‑facing condominium at Hopkinson House; Renovated kitchen with granite counters, Bosch appliances, tiled backsplash, and upgraded cabinetry; In‑unit washer and dryer in the bathroom
