Mixed-Use Building with
New
For Sale
$699,000
8522 Germantown Ave, Philadelphia, PA 19118
A street-level dry cleaning business operates below a second-floor residence.
Property Size1,766 SF
Price / SF$395.81
Days on Market6
Property Features for 8522 Germantown Ave
General Information
Standard status
Active
Size
1,766 SF
Units
Unit Mix
1 x 2BR
Multifamily Units
1
Additional Details
Floor
Ground
Public Transit
Yes
Building Details
Year Built
1930
Stories
2
Tenancy
Multi
Listing Agency:
Anchor Commercial Development LLC
Listed By:
Yvonne Hu · License #RB066711
(215) 389-2280
Source:
Kableteam
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 26 at 12:17PM
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 Anchor Commercial Development LLC
Investment Insights
Based on property information with market context.
At 8522 Germantown Ave, this Chestnut Hill property combines ground-floor commercial space with a two-bedroom apartment on the floor above. The commercial unit is currently used for drop-off dry cleaning, while the residence has a layout separated from the business below.
The property is within Chestnut Hill’s retail corridor and has access to regional rail. Its two-level arrangement brings commercial and residential space together in one building.
The property is within Chestnut Hill’s retail corridor and has access to regional rail. Its two-level arrangement brings commercial and residential space together in one building.
Key Highlights
- Two‑bedroom apartment on the second floor
- Street‑level commercial space currently used for drop‑off dry cleaning
- Commercial and residential areas occupy separate floors
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
$27,778
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
3.97%
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%
$555,560
$555.6K
Cap Rate 7%
$396,829
$396.8K
Cap Rate 9%
$308,644
$308.6K
Market Conditions
NOI Build-Up for 1,766 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
$53.6K $30.36/SF
− Vacancy
−$3.1K −$1.76/SF
EGI
$50.5K $28.60/SF
− OpEx
−$22.7K −$12.87/SF
NOI
$27.8K $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%
$555,560
Cap Rate 7%
$396,829
Cap Rate 9%
$308,644
Alternative Uses
Best Use
Apartment 5plus
$396.8K
$347.2K – $463.0K
NOI $27,778 @ 7.0% cap · market cap 3.97%
Second Best
Mixed Use
$299.7K
$262.3K – $349.7K
NOI $20,980 @ 7.0% cap · market cap 3.00%
Theoretical Best
Multifamily LT 5
$430.5K
$376.7K – $502.3K
NOI $30,137 @ 7.0% cap · market cap 4.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,413
Businesses Nearby
Explore this area
Business Placement
Demographics for 19118, PA
9,728
Population
5,079
Households
1.9
Avg Household Size
46
Median Age
76%
College-Educated
98%
High-School Grad
3.2 sq mi
ZIP Area
3,040
Density / Sq Mi
$105,667
Median Household Income
$65,197
Median Earnings
$1,772
Median Rent
$688,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - A street-level dry cleaning business operates below a second-floor residence.
Where is this mixed-use property located?
The property is located at 8522 Germantown Ave Philadelphia, PA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two‑bedroom apartment on the second floor; Street‑level commercial space currently used for drop‑off dry cleaning; Commercial and residential areas occupy separate floors
