Mixed-Use Four-Unit
For Sale
$275,000
8004 Frankford Ave, Philadelphia, PA 19136
Two first-floor commercial spaces and two upper residential apartments with separate utilities; residential units are currently occupied.
Property Size1,578 SF
Price / SF$174.27
Days on Market91
Property Features for 8004 Frankford Ave
General Information
Standard status
Active
Size
1,578 SF
Zoning
CMX2
Taxes and HOA fees
Annual Taxes
$2,359
Amenities
Hot Water, Natural Gas
On Street
Building Details
Building Size
1,578 SF
Year Built
1945
Listing Agency:
Keller Williams Main Line
Listed By:
Carson Merine · License #RS330645
(717) 321-3641
Source:
Evrealestate
Added: Jun 8
Changed: Aug 31
Last Checked: Sep 6 at 5:11AM
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 Keller Williams Main Line
Investment Insights
Based on property information with market context.
8002-8004 Frankford Avenue presents a mixed-use four-unit asset made up of two side-by-side duplexes being sold together. The property includes two first-floor commercial spaces and two upper-level residential apartments. The residential units are currently occupied and generating monthly rent of $1,350 and $1,300. One commercial space is owner-occupied, while the second commercial unit is vacant, offering immediate flexibility for a new tenant or owner-user.
Each building has separate utilities, with tenants responsible for their own electric and gas, while the owner pays water and sewer. The commercial units include flexible layouts with basement access. The residential apartments are described as having spacious living areas and attractive layouts intended for long-term tenancy.
Located along Frankford Avenue in Holmesburg, the property is positioned within a thriving commercial corridor, offering both retail and residential income streams in one ownership.
Each building has separate utilities, with tenants responsible for their own electric and gas, while the owner pays water and sewer. The commercial units include flexible layouts with basement access. The residential apartments are described as having spacious living areas and attractive layouts intended for long-term tenancy.
Located along Frankford Avenue in Holmesburg, the property is positioned within a thriving commercial corridor, offering both retail and residential income streams in one ownership.
Key Highlights
- Two side‑by‑side mixed‑use duplexes totaling 4 units: 2 first‑floor commercial spaces and 2 upper residential apartments
- Residential units are currently occupied, generating $1,350/month and $1,300/month
- One commercial space is owner‑occupied while the other commercial unit is vacant for new tenant placement or owner use
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
$24,821
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
9.03%
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%
$496,420
$496.4K
Cap Rate 7%
$354,586
$354.6K
Cap Rate 9%
$275,789
$275.8K
Market Conditions
NOI Build-Up for 1,578 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
$47.9K $30.36/SF
− Vacancy
−$2.8K −$1.76/SF
EGI
$45.1K $28.60/SF
− OpEx
−$20.3K −$12.87/SF
NOI
$24.8K $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%
$496,420
Cap Rate 7%
$354,586
Cap Rate 9%
$275,789
Alternative Uses
Best Use
Apartment 5plus
$354.6K
$310.3K – $413.7K
NOI $24,821 @ 7.0% cap · market cap 9.03%
Second Best
Mixed Use
$267.8K
$234.3K – $312.5K
NOI $18,747 @ 7.0% cap · market cap 6.82%
Theoretical Best
Multifamily LT 5
$384.7K
$336.6K – $448.8K
NOI $26,928 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
953
Businesses Nearby
55k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 68%
Dining 32%
Wawa
Shops & Services
21,105 visits/mo
0.3 miles
Dunkin' Donuts
Dining
15,888 visits/mo
0.4 miles
7-Eleven
Shops & Services
4,690 visits/mo
0.1 miles
Dollar General
Shops & Services
4,553 visits/mo
0.2 miles
Sunoco
Shops & Services
4,105 visits/mo
0.1 miles
Demographics for 19136, PA
39,151
Population
13,841
Households
2.8
Avg Household Size
36
Median Age
24%
College-Educated
87%
High-School Grad
4.8 sq mi
ZIP Area
8,156
Density / Sq Mi
$65,499
Median Household Income
$40,495
Median Earnings
$1,200
Median Rent
$215,000
Median Home Value
Market
Vacancy Rate% for Retail in Philadelphia, PA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two first-floor commercial spaces and two upper residential apartments with separate utilities; residential units are currently occupied.
Where is this mixed-use property located?
The property is located at 8004 Frankford Ave Philadelphia, PA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two side‑by‑side mixed‑use duplexes totaling 4 units: 2 first‑floor commercial spaces and 2 upper residential apartments; Residential units are currently occupied, generating $1,350/month and $1,300/month; One commercial space is owner‑occupied while the other commercial unit is vacant for new tenant placement or owner use
