Safe neighborhood in Philadelphia

New to Real Estate · Philadelphia, PA · Member since 2019 · 15 posts · 8 votes

Hi my Philly friends. I know Philly safety differ from block to block. Does anyone has access to a list of safest area to invest in Philadelphia. I remember seeing a list like that on this forum but I can't find it anymore.

Thank you

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Jonathan Bock

Accountant · Bryn Mawr, PA · Member since 2023 · 409 posts · 321 votes

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Melanie P.Pro Member
Rental Property Investor · Member since 2023 · 1k+ posts · 922 votes
2y
Cherry Hill
That's a joke. The only way to learn the neighborhoods is to spend time in them.
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Dan Powers
Real Estate Agent · Philadelphia, PA · Member since 2020 · 294 posts · 245 votes
2y
Hello @Fendy Jn pierre Philly is certainly a block by block city. In terms of the safest areas in the city, this is a very generalized list so let me know if you want me to expand on anything in terms of borders, zip codes, etc. Now in terms of investment in these areas it can be quite tough because of the higher barrier of entry in terms of purchase price and demand for these pockets but there are still deals to be found.
- Anything in between Girard and Washington Ave
- University City/ Spruce & Squirrel Hill
- Manayunk & Roxborough
- West Germantown, Mt. Airy, Cedarbrook, Chestnut Hill
- Pennsport, Dickinson Narrows, Passyunk Square
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Jonathan Bock
Accountant · Bryn Mawr, PA · Member since 2023 · 409 posts · 321 votes
2y
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Jonathan Bock
Accountant · Bryn Mawr, PA · Member since 2023 · 409 posts · 321 votes
2y
Wonderful taxpayer funded heat map block by block.....
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Fendy Jn pierre
OP
New to Real Estate · Philadelphia, PA · Member since 2019 · 15 posts · 8 votes
2y
Quote from @Dan Powers:
Hello @Fendy Jn pierre Philly is certainly a block by block city. In terms of the safest areas in the city, this is a very generalized list so let me know if you want me to expand on anything in terms of borders, zip codes, etc. Now in terms of investment in these areas it can be quite tough because of the higher barrier of entry in terms of purchase price and demand for these pockets but there are still deals to be found.

Anything in between Girard and Washington Ave

University City/ Spruce & Squirrel Hill

Manayunk & Roxborough

West Germantown, Mt. Airy, Cedarbrook, Chestnut Hill

Pennsport, Dickinson Narrows, Passyunk Square
@ Dan Powers. Thank you for your response. I sent you a DM.
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Fendy Jn pierre
OP
New to Real Estate · Philadelphia, PA · Member since 2019 · 15 posts · 8 votes
2y
Quote from @Melanie P.:

Cherry Hill
That's a joke. The only way to learn the neighborhoods is to spend time in them.

Ok. Thanks for responding. Do you have any advise on how much time I should spend in each of the about 150 neighborhoods and 100 suburbs?? I live in Delaware county and doesn't know the city well and I am sure there are experienced investors and agents who know it well and can give me direction, which is what this group is about if I recall. Thanks for the support.
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Melanie P.Pro Member
Rental Property Investor · Member since 2023 · 1k+ posts · 922 votes
2y
Quote from @Fendy Jn pierre:

Yes, I do. You're 30 minutes away. You should look at Philadelphia as a whole, find properties within your budget that pencil out financially and on a weekend afternoon go by the properties that were working and (at first) keep notes on the neighborhood. Do the residents have cars? Is there lots of stoop sitting? Drug sales going on? Is it quiet or are people hanging out in the street and blasting their music? Did you get robbed or offered drugs while walking around?
Get lost in the neighborhoods. Turn off your GPS and just drive around checking out areas. See if you can find your way home without the GPS after wandering. While you're out in the field make notes of properties you like that aren't being maintained - look for high grass and weeds, broken windows or unshoveled snow in the winter. These have the potential to be receptive to an off market offer. You can look the owner up when you get home andd reach out to them. Talk to people you see in the neighborhood - do they know anyone interested in selling.Is their landlord ready to retire?
Presumably, this will be your retirement. The fruits of 40 hours a week labor, every week, for your whole life. Investing time in learning the market so you understand what the much more helpful advice with street boundaries and heat maps really MEANS. Investing time to learn the market will pay great financial rewards to future you.
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Fendy Jn pierre
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New to Real Estate · Philadelphia, PA · Member since 2019 · 15 posts · 8 votes
2y
Quote from @Melanie P.:

Quote from @Fendy Jn pierre:

Yes, I do. You're 30 minutes away. You should look at Philadelphia as a whole, find properties within your budget that pencil out financially and on a weekend afternoon go by the properties that were working and (at first) keep notes on the neighborhood. Do the residents have cars? Is there lots of stoop sitting? Drug sales going on? Is it quiet or are people hanging out in the street and blasting their music? Did you get robbed or offered drugs while walking around?
Get lost in the neighborhoods. Turn off your GPS and just drive around checking out areas. See if you can find your way home without the GPS after wandering. While you're out in the field make notes of properties you like that aren't being maintained - look for high grass and weeds, broken windows or unshoveled snow in the winter. These have the potential to be receptive to an off market offer. You can look the owner up when you get home andd reach out to them. Talk to people you see in the neighborhood - do they know anyone interested in selling.Is their landlord ready to retire?
Presumably, this will be your retirement. The fruits of 40 hours a week labor, every week, for your whole life. Investing time in learning the market so you understand what the much more helpful advice with street boundaries and heat maps really MEANS. Investing time to learn the market will pay great financial rewards to future you.

Thanks a lot Melanie for this detailed response. All good questions that are going right into my checklist. But I couldn't help laughing to the " did you get robbed" question though. Lol. But I understand all your points and agree. Thank you again for taking the time to respond.
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Alan AsriantsBusiness Member
Real Estate Agent · Philadelphia, PA · Member since 2019 · 1k+ posts · 1k+ votes
2y
Quote from @Melanie P.:

Cherry Hill
That's a joke. The only way to learn the neighborhoods is to spend time in them.

Melanie is correct. Everyone has a different perspective on what a "safe" and good neighborhood is. Its best for you to decide if that is something you would want to invest in.
Take some time and drive around the areas and spend some time there. Go to a local convenience store, see what kind of people live there.
Don't just trust someone else's judgement and perspective. Go there and see it for yourself.
Personally I prefer areas where it is not "block by block" like northeast philly, roxborough, chestnut hill, west mount airy, east falls, fairmount, graduate hospital, etc.
Block by block screams risk for me.
[email protected]267-767-0111
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Sheryl Sitman
Rental Property Investor · Philadelphia, PA · Member since 2015 · 476 posts · 360 votes
2y
Hey there @Fendy Jn pierre you should definitely talk to the agent I connected you to to help you refine your search according to your criteria :-) But also I would ask what you are trying to achieve when you say you want to focus on "safe" neighborhoods. Investors would classify neighborhoods as A B C D with A usually being VERY safe and B being acceptably safe and C with variety of levels of crime and D would be "don't come unless you are armed". But your numbers are not going to work in A and unlikely to work in B. So work with someone who can guide you through the maze of neighborhoods, numbers, types of properties, trends . . . :-)
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