Five-Unit Corner Apartment
For Sale
$799,500
734 S 20TH STREET, Philadelphia, PA 19146
Five apartments in a corner building with separately metered utilities and air conditioning across all units.
Property Size2,340 SF
Price / SF$341.67
Days on Market54
Property Features for 734 S 20TH STREET
General Information
Standard status
Active
Size
2,340 SF
Property subtype
Commercial
Additional Details
Cap Rate
6.57%
Multifamily Units
5
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
Best City Homes Inc
(215) 545-1144
Listed By:
Richard B Moore · License #RM419421
(267) 977-8205
Source:
Cummingsrealtors
Added: Jul 15
Changed: Sep 5
Last Checked: Sep 6 at 7:43AM
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 Best City Homes Inc
Investment Insights
Based on property information with market context.
This five-unit corner apartment building offers single-occupancy layouts and compact apartment sizes. Each unit has separately metered utilities, with the exception of hot and cold water. The property includes vinyl double-pane insulated windows, air conditioning in all units, and gas boilers in four of the five apartments. A coin-operated washer and dryer is also on site, and several units feature updated engineered wood flooring. Recent improvements include freshly painted exterior finishes and a roof replacement for approximately half of the roof about two years ago.
The building is located on S 20th Street at the corner of Clymer Streets in Philadelphia’s Center City area. The asset is positioned for convenient access to local dining, shopping, parks, and major institutions, with walk and transit scores described as extremely strong in the provided information.
As a multifamily property, it provides five rental units within an existing rental license context noted as part of the current offering.
The building is located on S 20th Street at the corner of Clymer Streets in Philadelphia’s Center City area. The asset is positioned for convenient access to local dining, shopping, parks, and major institutions, with walk and transit scores described as extremely strong in the provided information.
As a multifamily property, it provides five rental units within an existing rental license context noted as part of the current offering.
Key Highlights
- Five‑unit corner apartment building at 20th and Clymer Streets in Center City Philadelphia
- Each unit has separately metered utilities (except hot and cold water) and all units have air conditioning
- Gross annual income $71,220 and net annual income $52,532.40; cap rate 6.57% (per provided information)
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
$36,807
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
4.60%
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%
$736,140
$736.1K
Cap Rate 7%
$525,814
$525.8K
Cap Rate 9%
$408,967
$409.0K
Market Conditions
NOI Build-Up for 2,340 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
$71.0K $30.36/SF
− Vacancy
−$4.1K −$1.76/SF
EGI
$66.9K $28.60/SF
− OpEx
−$30.1K −$12.87/SF
NOI
$36.8K $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%
$736,140
Cap Rate 7%
$525,814
Cap Rate 9%
$408,967
Alternative Uses
Best Use
Apartment 5plus
$525.8K
$460.1K – $613.5K
NOI $36,807 @ 7.0% cap · market cap 4.60%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$570.5K
$499.2K – $665.5K
NOI $39,932 @ 7.0% cap · market cap 4.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,045
Businesses Nearby
Explore this area
Business Placement
Demographics for 19146, PA
41,920
Population
22,182
Households
1.9
Avg Household Size
34
Median Age
65%
College-Educated
94%
High-School Grad
1.7 sq mi
ZIP Area
24,659
Density / Sq Mi
$99,702
Median Household Income
$68,849
Median Earnings
$1,708
Median Rent
$452,200
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 - Five apartments in a corner building with separately metered utilities and air conditioning across all units.
Where is this apartment building located?
The property is located at 734 S 20TH STREET Philadelphia, PA.
What is the asking price?
The asking price for this property is $799,500.
What are key features of this property?
This property features: Five‑unit corner apartment building at 20th and Clymer Streets in Center City Philadelphia; Each unit has separately metered utilities (except hot and cold water) and all units have air conditioning; Gross annual income $71,220 and net annual income $52,532.40; cap rate 6.57% (per provided information)
