Building Details

Year Built 1974

Construction brick

Listing Agency: LPT Realty, LLC p***@lptrealty.com Show Phone

Listed By: Maria Maria Quattrone Quattrone · License #RS281573 Show Phone

Source: Cummingsrealtors

Added: Aug 6 Changed: Sep 7 Last Checked: Sep 7 at 8:10AM

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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 LPT Realty, LLC

Investment Insights

Based on property information with market context.

This residential income property is a front-building unit in a brick structure at 802 South Ave #C2. Built in 1974, the 850-square-foot residence includes an inviting living area, energy-efficient vinyl windows, and a modern heating and air-conditioning system. The kitchen is equipped with cabinetry, countertops, a range, and an overhead microwave. Two bathrooms, a primary bedroom with a walk-in closet, and a laundry room add practical functionality. Additional storage units are located across the hall.

The property faces South Avenue in Secane, within the Woodstream Community and Ridley Township. Public transportation, shopping centers, schools, Crowell Park, and The Triangle Park are located nearby. The combination of a two-bath layout, dedicated storage, and accessible community setting supports comfortable residential use.

Key Highlights

• 850 SF residential unit in a 1974 brick building
• Two bathrooms and a primary bedroom with walk‑in closet
• Energy‑efficient vinyl windows and modern heating and air conditioning

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

$8,521

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

6.09%

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%

$170,420 $170.4K

Cap Rate 7%

$121,729 $121.7K

Cap Rate 9%

$94,678 $94.7K

Market Conditions

NOI Build-Up for 850 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

$18.0K $21.12/SF

− Vacancy

−$2.5K −$2.89/SF

EGI

$15.5K $18.23/SF

− OpEx

−$7.0K −$8.20/SF

NOI

$8.5K $10.02/SF

Area

Delaware County, PA

Vacancy

13.70%

Lease Rate

$21.12 /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%

$170,420

Cap Rate 7%

$121,729

Cap Rate 9%

$94,678

Alternative Uses

Best Use

Apartment 5plus

$121.7K

$106.5K – $142.0K (±1% cap)

NOI $8,521 @ 7.0% cap · market cap 6.09%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$257.7K

$225.5K – $300.7K (±1% cap)

NOI $18,040 @ 7.0% cap · market cap 12.89%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Residential income properties

Suggested Use

Top Pick Law Firm Real Estate Agency Parking Lot & Garage Bakery (Bike/Boat/Book/etc) Store Accounting Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

837

Businesses Nearby

Explore this area Business Placement

Demographics for 19018, PA

23,664

Population

10,201

Households

2.3

Avg Household Size

38

Median Age

30%

College-Educated

92%

High-School Grad

2.7 sq mi

ZIP Area

8,764

Density / Sq Mi

$73,451

Median Household Income

$46,387

Median Earnings

$1,346

Median Rent

$215,400

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this residential income properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Residential income property - Front-facing residential unit with updated comfort systems, generous storage, and convenient access to transit, shopping, schools, and parks.

Where is this residential income property located?

The property is located at 802 SOUTH AVE #C2 Secane, PA.

What is the asking price?

The asking price for this property is $140,000.

What are key features of this property?

This property features: 850 SF residential unit in a 1974 brick building; Two bathrooms and a primary bedroom with walk‑in closet; Energy‑efficient vinyl windows and modern heating and air conditioning