Two-Unit
New
For Sale
$460,000
9853 WISTARIA STREET, Philadelphia, PA 19115
Separate residences provide practical layouts for owner occupancy or rental use.
Property Size2,058 SF
Price / SF$223.52
Days on Market5
Property Features for 9853 WISTARIA STREET
General Information
Standard status
Active
Size
2,058 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1964
Listing Agency:
Skyline Realtors, LLC
(267) 988-4176
Listed By:
Akmaljon Kholb
(267) 401-9240
Source:
Cummingsrealtors
Added: Sep 2
Changed: Sep 6
Last Checked: Sep 6 at 8:09AM
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 Skyline Realtors, LLC
Investment Insights
Based on property information with market context.
This duplex contains two separate residences, each arranged with 2 bedrooms and 1 bathroom. The property measures 2,058 square feet and was built in 1964, offering a straightforward configuration for owner occupancy or rental use.
Located in Northeast Philadelphia, the property is described as walkable to local shops, restaurants, and everyday essentials. Major roads provide access for commuting, while the established neighborhood setting supports convenient residential living. The two-unit layout also provides flexibility for an owner seeking income from one residence while occupying the other.
Located in Northeast Philadelphia, the property is described as walkable to local shops, restaurants, and everyday essentials. Major roads provide access for commuting, while the established neighborhood setting supports convenient residential living. The two-unit layout also provides flexibility for an owner seeking income from one residence while occupying the other.
Key Highlights
- Two separate residential units
- Each unit includes 2 bedrooms and 1 bathroom
- 2,058 square feet
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
$35,120
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
7.63%
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%
$702,400
$702.4K
Cap Rate 7%
$501,714
$501.7K
Cap Rate 9%
$390,222
$390.2K
Market Conditions
NOI Build-Up for 2,058 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
$53.1K $25.80/SF
− Vacancy
−$2.9K −$1.42/SF
EGI
$50.2K $24.38/SF
− OpEx
−$15.1K −$7.31/SF
NOI
$35.1K $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%
$702,400
Cap Rate 7%
$501,714
Cap Rate 9%
$390,222
Alternative Uses
Best Use
Multifamily LT 5
$501.7K
$439.0K – $585.3K
NOI $35,120 @ 7.0% cap · market cap 7.63%
Second Best
Apartment 5plus
$462.4K
$404.6K – $539.5K
NOI $32,371 @ 7.0% cap · market cap 7.04%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,064
Businesses Nearby
Explore this area
Business Placement
Demographics for 19115, PA
35,919
Population
15,071
Households
2.4
Avg Household Size
44
Median Age
37%
College-Educated
92%
High-School Grad
5.2 sq mi
ZIP Area
6,908
Density / Sq Mi
$70,388
Median Household Income
$48,949
Median Earnings
$1,230
Median Rent
$330,500
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?
Duplex - Separate residences provide practical layouts for owner occupancy or rental use.
Where is this duplex located?
The property is located at 9853 WISTARIA STREET Philadelphia, PA.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Two separate residential units; Each unit includes 2 bedrooms and 1 bathroom; 2,058 square feet
