Updated 2026 · Based on median market data for Philadelphia, PA
Philadelphia sits in the Northeast with a population of 1,576,251 growing at 0.2% annually. The median home costs $265,000 while rents average $1,480/mo, producing an estimated cap rate of 4.15%. This is a moderate market that rewards careful deal sourcing.
Philadelphia works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 4.15% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $265,000 median — around $212,000 or less. At this price point with $1,480/mo rents, your cap rate improves to roughly 5.7%. Factor in 1.36% property taxes ($3,604/yr), budget 5% of gross rent for maintenance, and underwrite to a 5.8% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,810.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Philadelphia property using our cap rate calculator (pre-filled with Philadelphia data). Compare Philadelphia against similar markets in the Northeast region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.