2649 Hobson St – Philadelphia, PA 19142

Hey Investors,

This is a prime flip opportunity at 2649 Hobson St in Philadelphia’s Elmwood neighborhood — a 960 sqft row/townhouse on RM1-zoned land where fully renovated comps are consistently closing in the $237K–$260K range. The block has demonstrated strong buyer absorption with multiple sales in the last 90 days, and the heavy-rehab spread here is exactly the kind of value-add play that pencils out well in this zip code.

Strategy: Flip | Specs: 3 BR / 1 BA | 960 sqft | Year Built: 1935 | Zoning: RM1

The Money & ARV:
* Target Rent: $1,500 – $1,700/mo
* Est. Rehab: $57,600 (960 sqft × $60 Heavy — Heavy rehab tier)
* Realistic ARV: $237,000 (Anchored by 6930 Dicks Ave — 3BD/2BA, 1,229 sqft, sold 02/12/26)
* Aggressive ARV: $260,000 (Top-tier renovation potential per 2552 S 68th St)

Why this deal?
Elmwood has emerged as a consistent performer with renovated row homes commanding $237K–$260K while distressed shells are still trading at $58K–$100K — a spread that rewards skilled operators who can execute a quality rehab. The subject’s 960 sqft footprint matches the sweet spot of most buyer demand in this submarket, where 3BR/2BA renovated product moves quickly. Exit risk is low given the volume of recent sales and the depth of end-buyer activity on the block. With a Heavy rehab budget of $57,600 and an achievable ARV of $250K, this deal has the bones for a $80,000+ gross flip margin before holding costs.

Comparable Properties

PROPERTY COMPARABLES (SOLD LAST 6 MONTHS) — City | Strategy: Flip | Radius: 0.25 mi

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