Mixed-Use CMX Property with Daycare
For Sale
$339,999
6411 VINE STREET, Philadelphia, PA 19139
Four efficiency apartments plus renovated vacant commercial space formerly a daycare; near transit with street and rear garage parking.
Property Size2,100 SF
Price / SF$161.90
Days on Market77
Property Features for 6411 VINE STREET
General Information
Standard status
Active
Size
2,100 SF
Total Parking Spaces
2
Property subtype
Commercial
Zoning
CMX
Additional Details
Multifamily Units
4
Building Details
Year Built
1915
Listing Agency:
Brokers Realty Group, LLC
(855) 687-2765
Listed By:
Shakita M. Boswell · License #RS-0036462
(267) 804-0086
Source:
Cummingsrealtors
Added: Jun 26
Changed: Sep 10
Last Checked: Sep 9 at 6:55AM
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 Brokers Realty Group, LLC
Investment Insights
Based on property information with market context.
Mixed-use property at 6411 Vine Street offering four efficiency apartments and a fully renovated commercial space that was formerly operated as a daycare. Three of the four apartment units are currently leased, while one efficiency unit is vacant. The commercial space is vacant and ready for a new owner or tenant, following the recent updates.
The property is zoned CMX, which the remarks state allows for a variety of commercial uses; buyer to verify intended use. Off-street parking is provided via a two-car garage in the rear, and the property also has ample street parking. Convenient access is described as being near public transportation, shopping, schools, and major roadways.
Current gross annual income is reported from the three occupied units ($33,600/year). The remarks also include estimated income potential once fully leased for the four efficiency units, along with estimated commercial rent.
The property is zoned CMX, which the remarks state allows for a variety of commercial uses; buyer to verify intended use. Off-street parking is provided via a two-car garage in the rear, and the property also has ample street parking. Convenient access is described as being near public transportation, shopping, schools, and major roadways.
Current gross annual income is reported from the three occupied units ($33,600/year). The remarks also include estimated income potential once fully leased for the four efficiency units, along with estimated commercial rent.
Key Highlights
- Year built 1915 CMX mixed‑use property with four efficiency apartments and a commercial space formerly used as a daycare
- Four efficiency units: 3 currently leased and 1 vacant, supporting immediate rental income with the remaining unit ready to lease
- Commercial space is fully renovated and currently vacant for the next owner or tenant
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
$24,948
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
7.34%
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%
$498,960
$499.0K
Cap Rate 7%
$356,400
$356.4K
Cap Rate 9%
$277,200
$277.2K
Market Conditions
NOI Build-Up for 2,100 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
$45.4K $21.60/SF
− Vacancy
−$5.4K −$2.59/SF
EGI
$39.9K $19.01/SF
− OpEx
−$15.0K −$7.13/SF
NOI
$24.9K $11.88/SF
Area
Philadelphia, PA
Vacancy
12.00%
Lease Rate
$21.60 /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%
$498,960
Cap Rate 7%
$356,400
Cap Rate 9%
$277,200
Alternative Uses
Best Use
Multifamily LT 5
$511.9K
$448.0K – $597.3K
NOI $35,836 @ 7.0% cap · market cap 10.54%
Second Best
Apartment 5plus
$471.9K
$412.9K – $550.5K
NOI $33,032 @ 7.0% cap · market cap 9.72%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,185
Businesses Nearby
Explore this area
Business Placement
Demographics for 19139, PA
43,281
Population
23,896
Households
1.8
Avg Household Size
36
Median Age
22%
College-Educated
86%
High-School Grad
1.8 sq mi
ZIP Area
24,045
Density / Sq Mi
$38,701
Median Household Income
$34,796
Median Earnings
$1,110
Median Rent
$118,700
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?
Quadplex - Four efficiency apartments plus renovated vacant commercial space formerly a daycare; near transit with street and rear garage parking.
Where is this quadplex located?
The property is located at 6411 VINE STREET Philadelphia, PA.
What is the asking price?
The asking price for this property is $339,999.
What are key features of this property?
This property features: Year built 1915 CMX mixed‑use property with four efficiency apartments and a commercial space formerly used as a daycare; Four efficiency units: 3 currently leased and 1 vacant, supporting immediate rental income with the remaining unit ready to lease; Commercial space is fully renovated and currently vacant for the next owner or tenant
