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Loses money — only works at a lower price

Rented normally, it costs you $3,857 a month. That is $46,290 a year, every year you hold it.

The rent is our own estimate, not a signed tenancy. The shortfall is not a data problem: at this price, on these costs, the rent does not cover what it takes to hold it. It only works if you are buying for the capital growth, or buying it cheaper.

2337 S 13th St, Philadelphia, PA 19148 · 4,896 sqft · $220/sqft

8 BED MULTI-FAMILYListed 1450d · ~47.5mo

$1,074,999

We could not confirm the local rent, so check it before you offer — the 4.11% return before costs on price rests on it.

Research, not financial advice

Why it works

4.11% return before costs — around the area average for this property type
Nothing here is unusual enough, in either direction, to be a reason on its own.

Why to be cautious

Monthly profit −$3,857/mo — heavily negative — needs monthly capital injection
You would be topping it up every month, from your own income, for as long as you hold it.That can still be the plan if you are buying for capital growth — but it should be a decision, not a surprise. Try your own numbers →
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.

What would have to be true?

No offer works back from a stand-in rent

Every price on this card is that rent inverted. This listing’s rent is a wider-area figure rather than a like-for-like comparison of nearby rentals, and a price worked back from it would be quoted to the $5,000 on evidence that cannot carry it.

rent is a wider-area stand-in

Is it a good location?

Philadelphia

We hold no schools, flood or crime reading for this address yet — open for the map and what we do have. An absence here is a gap in our record, not a clean bill.

coordinates on file

What if I change my assumptions?

At the asking price, 25% deposit, 7.00%

Move one of these 15 and every card on this page moves with it.

The 15 dials are in the What if… panel beside this board.

What if…

Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent).

You keep-$3,857/mo

Cash in$577,597

Lender38%

Offer

Deposit

Mortgage rate

Standard rental

Rent

Empty weeks a year

Doing it up

Estimated, not surveyed — nobody has been inside.

More assumptions9

Mortgage term

Stress rate

Solicitor + survey

Lender fees

Letting agent

Insurance

Maintenance

Service charge

Ground rent

Where these figures came from15

Offer the asking price$1,074,999Asking price from listing

Deposit a typical assumption25%Standard 75% LTV for rental

Mortgage rate a typical assumption7.00%5-year fixed (market average) — 7.00% (as of 2026-05).

Rent worked out from local rents$3,686/moEstimated rent from 3 comparables — verify. Range $3,133–$4,337/mo.

Empty weeks a year a typical assumption2 wksTypical voids for rental

Doing it up a typical figure, not a quote$273,910Tiered estimate (full refurb): $191,400–$356,420 range from $/sqft + per-room model

Mortgage term a general default, not this property30 yrs

Stress rate a typical assumption8.00%Fed base + 2pp stress (8.0%)

Solicitor + survey a typical figure, not a quote$3,700Standard house — $2,400 legal + $1,300 survey

Lender fees a typical figure, not a quote$17,1252% product fee on $806,249.25 loan + $1,000 booking fee

Letting agent a typical assumption10%Typical rental agency rate

Insurance a typical figure, not a quote$40/moTypical building+landlord cover for $400K+

Maintenance a general default, not this property$67/moDefault $67/mo — type unknown

Service charge a typical figure, not a quote$0/moFreehold — no service charge

Ground rent a typical figure, not a quote$0/moFreehold — no ground rent

These are this page's own derivation notes, unedited. A figure marked a typical figure, not a quote is our model of a cost for a property of this kind in this area — not a price anybody has given you, and the first thing worth replacing with a real one.

the asking price worked out from local rents lender terms are typical, not quoted

What can we answer in this market?

6 of 11 questions 5 need data we do not hold in this market yet

3 of them run on numbers you set yourself, so they stay amber however good they look.

Coverage, not a verdict

Ready to move on this deal?

Generates an offer pack with your numbers & sources — take it to the agent.

Listing seen …