Philadelphia Best B Areas and Up and Coming C Neighborhoods

[Charles Worth]

I have experience investing in other areas and have recently started looking at Philly as a good prospect to invest in since it is relatively close to NYC but seemingly with lower price points and higher ROIs. I normally buy and hold or any of those hybrid strategies BRRR, etc..

I typically like to focus on B areas (relatively stable, low crime, etc.) that can still offer a return and up and coming areas (those with hipster interest, etc.) that can be tough for a year or two but have a high probability of doing well shortly. 

I'd like to ask investors that i have not already personally asked, what are your favorite Philly areas to invest in that meet these specifications and why?

What areas should be avoided? 

I appreciate any feedback you can offer.

[Rafael Floresta]

19145 and 19148 are really good places, with a nice chance of appreciation. Rents vary widely, having places from 800 to 1.6k, but in a rule of thumb if you have a newly rehabbed property, it will rent fast.  If you are really thinking about investing here, lets connect, I can drive you around some places, grab some coffee and talk shop about real estate. I am not a seasoned veteran, but I am own 5 rentals now, and in contract for another 2 more. I am planning to go full time landlord soon. I only do buy/fix/refi and hold. No flips, no rent ready. Gotta have a value add to pull the money out.

I don't personally invest in West Philly, because it is too far to manage rehabs from where I live, but all the hipsters friends from my wife's grad school are living there now.  52nd and Baltimore is more or less the boundary of nice and bad at this point. 

As for Delaware county, I like Glenolden and Collingdale a lot, but there is very little change of appreciation there. Is is mostly cashflow. Some lower areas of Delco you can get a 3 bedrooms and rent it to section 8 for 1100 for a 2 bedroom or 1300 for 3 beds.  Lots of people have 2 bedrooms vouchers, and want to rent 3 beds, if you are ok with that you can make some decent cashflow with low priced homes. 

Philadelphia county has much lower taxes, but it has income tax. Philly hasnt boomed like DC/NY/LA yet. Maybe yet might be never, maybe in 5 years. But for now, I'd take the cashflow. :)

I am all in for 32k on a house ( www.zillow.com/homes/926-Ridge-Ave-Darby-PA-19023_... ) and it is raining leads at 1.1k rent... again, lower end neighborhood, low chance of appreciation but good cashflow.