Guideline MF Cap Rates for Kensington, Uni City and Olney

[Dafina Smith]

Hi, 

I'm just getting started in the multifamily real estate investing scene in Philly.  I was curious of what educated and experienced investors felt were baseline Cap Rates in Olney, University City, Francisville and Kensington.  If you  believe there is a range I'd love to hear your thoughts on what dictates or influences Cap Rates the most right now.  Thank you so much!