Four-Unit Building with Rooftop
For Sale
$999,900
811 N Franklin St, Philadelphia, PA 19123
Recently built multifamily property with modern two-bedroom apartments and private outdoor space.
Property Size3,132 SF
Price / SF$319.25
Days on Market18
Property Features for 811 N Franklin St
General Information
Standard status
Active
Size
3,132 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Amenities
central air conditioning
in-unit washer and dryer
private rooftop decks
hardwood flooring
granite countertops
stainless steel appliances
upgraded kitchens
ample parking
Building Details
Year Built
2016
Buildings
1
Listing Agency:
Bright Home Realty, LLC
(267) 770-8240
Listed By:
Xia Huang · License #RS337075
Source:
Upgradebymichaud
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 30 at 8:30PM
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 Bright Home Realty, LLC
Investment Insights
Based on property information with market context.
Built in 2016, this 3,132-square-foot quadplex contains four apartments, each configured with two bedrooms and two full bathrooms. Every unit includes central air conditioning, an in-unit washer and dryer, hardwood flooring, granite countertops, stainless steel appliances, and upgraded kitchen finishes. Units 301 and 302 also feature private rooftop decks.
The 18-foot-wide building is located at 811 N Franklin St on a quiet residential block in Philadelphia’s Northern Liberties. The property includes ample parking and combines a consistent unit layout with contemporary interior improvements across all four residences.
The 18-foot-wide building is located at 811 N Franklin St on a quiet residential block in Philadelphia’s Northern Liberties. The property includes ample parking and combines a consistent unit layout with contemporary interior improvements across all four residences.
Key Highlights
- Four apartments, each with 2 bedrooms and 2 full bathrooms
- 3,132‑square‑foot multifamily building constructed in 2016
- Central air conditioning and in‑unit washer and dryer in every unit
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
$53,447
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
5.35%
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%
$1,068,940
$1.1M
Cap Rate 7%
$763,529
$763.5K
Cap Rate 9%
$593,856
$593.9K
Market Conditions
NOI Build-Up for 3,132 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
$80.8K $25.80/SF
− Vacancy
−$4.5K −$1.42/SF
EGI
$76.4K $24.38/SF
− OpEx
−$22.9K −$7.31/SF
NOI
$53.4K $17.06/SF
Area
Philadelphia, PA
Vacancy
5.51%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
30.00%
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%
$1,068,940
Cap Rate 7%
$763,529
Cap Rate 9%
$593,856
Alternative Uses
Best Use
Multifamily LT 5
$763.5K
$668.1K – $890.8K
NOI $53,447 @ 7.0% cap · market cap 5.35%
Second Best
Apartment 5plus
$703.8K
$615.8K – $821.1K
NOI $49,265 @ 7.0% cap · market cap 4.93%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
3,796
Businesses Nearby
Explore this area
Business Placement
Demographics for 19123, PA
18,793
Population
10,636
Households
1.8
Avg Household Size
33
Median Age
66%
College-Educated
93%
High-School Grad
1.3 sq mi
ZIP Area
14,456
Density / Sq Mi
$95,872
Median Household Income
$73,760
Median Earnings
$1,687
Median Rent
$544,700
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 - Recently built multifamily property with modern two-bedroom apartments and private outdoor space.
Where is this quadplex located?
The property is located at 811 N Franklin St Philadelphia, PA.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: Four apartments, each with 2 bedrooms and 2 full bathrooms; 3,132‑square‑foot multifamily building constructed in 2016; Central air conditioning and in‑unit washer and dryer in every unit
