1. Guidance/advice on which of the neighborhoods listed below match my goals for my first home purchase.
2. Guidance/advice on if I can't find a home that matches my goals, should I purchase a plot and build or do a refurb?

Background/Finances:

3-year forum lurker and listener of the podcast, finally ready to make my first home purchase. For various reasons my gf and I have decided on Philadelphia, though since we work remotely we are not tied to a particular neighborhood. I have 75k in cash for a downpayment and would like to hit 20% down, so my ideal price range is 250-375k. No outstanding loans or debt, my credit is strong (750+) and I make roughly 3.3k~ a month after taxes, maximizing 401k, employee stock purchase, health insurance, etc. I have a family member who has done real estate in Philadelphia for 30+ years so I trust he will guide me well through the process, but I want to do all my research first.

Ideal purchase:

I would like to find a duplex or larger, though I think that is unlikely for the price point. For the unit, we will live in 2 bedrooms is a must so we can make one an office. The other unit can be 1 or 2+. We are trying to decide on which neighborhoods to look in, soI put together a list of things I am looking for with a rating of 1-5 on a scale of importance:

-Safety: 4 (My GF has never lived in Philly, I know what to expect. She likes to go on runs, is attractive, and is a wholesome midwesterner - also smart/realistic and knows this is a major metro area.)

-Walkability/Bikeability: 4 (I have worked remote or lived next to my office for 5 years and really like the lifestyle of not having to drive often. We like the typical 20s/30s things like gyms, restaurants, bars, etc)

-Parking: 3/4 (we won't need to commute as we work remote, but will want to leave the city every few weeks to visit family in PA/VA)

-Appreciation: 2 (I would like to see some increase in equity, but this isn't a buy/hold for max turn around - we intend to be living there for 3-5 years and then would like to keep it and rent out for cash flow.)

-Cashflow/rental income: 4 (Based on 20% down for 250k-375k if the property's monthly expenses are 1300-1800 /mo I want to cover half or more by renting the second unit, and then cashflow when renting both units after moving out)

-2 bedroom in our unit: 5 (We will need an office, and a place for friends/family to stay, but we don't need a third bedroom)

-Access to green space: 3 (I realize this is philly and this is lacking, I went to college here. This is the main reason brewery town is on my list because of the proximity to Fairmount park)

-Roofdeck/yards: 3 (Hey I can dream)

With this in mind, a few areas have stood out to me (loose ordering of which seem to best fit my goals):

-Brewerytown (Positives: I went to school at Temple and can only imagine how awesome this spot could become situated between campus, center city, and the only big park in the city. Concerns: Safety? Parking? Market is already "too hot"?)

-Manayunk/Roxborough (Positives: Nice houses, safe, 'main street' vibe [were moving from Madison, WI which is an awesome place], access to greenspace, easy to leave the city to get to NEPA. Concerns: Not in the city proper[My gf is interested in getting the 'city experience'], lack of inventory, especially duplexes)

-S philly (Positives: looks like lots of inventory, cheaper houses, known for being safer than N philly. Concerns: too much neighborhood, not enough activities/parks/nightlife? Parking?)

-Mantua (Positives: low prices, close to center city, close to zoo. Concerns: Still dangerous? I had one friend tell me it is ok, another tell me no way)

-Norristown/Olde Kensington/Fishtown - I know I am generalizing these areas too much (Positives: There is inventory and the area is appreciating. Concerns: I've been told small properties, worst parking in the city, increasing hard drug problems?)

Summary:

Based on the information I have provided, do you think I am looking in the right areas? Also, what are the general feelings towards refurbing or building on a plot of land as opposed to buying a finished house? I have no strict/pressing timeline to move, so if that is probably the best way to meet my goals and still within my budget, I am very open to it. Thank you all so much for any advice you may have, this is an awesome community sharing great information with the world :)

Philadelphia, Pennsylvania

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