6028 N 16th St – Philadelphia, PA 19141

Hey Investors,

This 3BR/1BA townhouse at 6028 N 16th St in Ogontz presents a clean flip opportunity in a stabilizing North Philadelphia corridor where fully renovated row homes are commanding $265K–$308K. The $47K repair budget relative to a ~$290K ARV target yields a strong margin for a value-add investor willing to do a quality renovation. Distressed and mid-tier comps are being absorbed quickly (9–22 days on market), confirming active buyer demand at the renovated price point.

Strategy: Flip | Type: Townhouse | Specs: 3 BR / 1 BA | 1,362 SQFT | Year Built: 1915 | Zoning: RSA5 | Occupancy: Owner Occupied | Condition: Medium

The Money & ARV:
* Target Rent: $1,800 – $2,000/mo
* Est. Rehab: $47,670 (1,362 sqft × $35 Medium — Medium rehab tier)
* Realistic ARV: $280,000 (Anchored by 6442 N Sydenham St & 6430 N Smedley St comps)
* Aggressive ARV: $308,000 (Top-tier renovation per 6203 N 17th St)

Why this deal?
The Ogontz/West Oak Lane corridor is showing consistent demand for fully renovated row homes in the $265K–$310K range, with multiple recent closings confirming buyer appetite. At a $204K as-is basis and ~$48K in rehab, an all-in cost of roughly $252K against a $280K–$308K ARV produces a $28K–$56K gross profit before carry and closing costs — a workable flip margin in this zip code. The distressed comp cluster ($80K–$155K) confirms motivated seller activity while the renovated tier shows retail buyers are active and financing-ready. Exit risk is moderate given the density of comp sales in the last 90 days within half a mile.

Comparable Properties

PROPERTY COMPARABLES (SOLD LAST 6 MONTHS) — City | Strategy: Flip | Radius: 0.25 mi (Flip) | 0.50 mi (Buy & Hold)

Renovated / High-End Closed Sales
– 6203 N 17th St, Philadelphia, PA 19141 (0.18 mi) — Sold $308,000 | 3BD/3BA | 1,438 sqft | $214 PPSF | 05/01/26
– 6232 N 17th St, Philadelphia, PA 19141 (0.21 mi) — Sold $299,999 | 3BD/3BA | 1,438 sqft | $209 PPSF | 04/14/26
– 6216 N 17th St, Philadelphia, PA 19141 (0.19 mi) — Sold $155,000 | 3BD/2BA | 1,438 sqft | $108 PPSF | 04/16/26

Mid-Tier & Value-Add Closed Sales
– 6442 N Sydenham St, Philadelphia, PA 19126 (0.22 mi) — Sold $280,000 | 4BD/3BA | 1,992 sqft | $141 PPSF | 06/03/26
– 6430 N Smedley St, Philadelphia, PA 19126 (0.23 mi) — Sold $257,000 | 3BD/2BA | 1,260 sqft | $204 PPSF | 05/13/26

Fixer / Shell Closed Sales (Low-Tier)
– 1631 W Champlost Ave, Philadelphia, PA 19141 (0.15 mi) — Sold $235,000 | 3BD/1.2BA | 1,456 sqft | $161 PPSF | 05/27/26
– 6317 N Gratz St, Philadelphia, PA 19141 (0.20 mi) — Sold $90,000 | 3BD/1BA | 956 sqft | $94 PPSF | 05/27/26

Buy & Hold / Rental Comps (0.25–0.50 mi)
– 6323 Ogontz Ave, Philadelphia, PA 19141 (0.26 mi) — Sold $290,000 | 4BD/3BA | 1,386 sqft | $209 PPSF | 02/28/26
– 1813 Roselyn St, Philadelphia, PA 19141 (0.28 mi) — Sold $290,000 | 4BD/3BA | 1,920 sqft | $151 PPSF | 05/01/26
– 1631 W Champlost St, Philadelphia, PA 19141 (0.15 mi) — Sold $235,000 | 3BD/2BA | 1,811 sqft | $130 PPSF | 05/15/26

ARV (Flip exit): Realistic $280,000 | Aggressive $308,000 — anchored on 3BD renovated townhouses 1,260–1,438 sqft within 0.25 mi.