Cap Rate for Sm. Multifams in Philly Suburbs

[Robert Haworth]

What's the accepted Cap Rate for a 10- to 20-door, C-class apt. bldg. with mostly efficiencies and 1BRs in No. Chester Co., PA (specifically, Phoenixville)? Could it be as low as 7.5?

Immed. surroundings are C-class as well; complex has plenty of OSP and rentable storage bldgs. on site. Reasonable rents & vacancy rate but poor, unimaginative current mgmt might mean an oppt'y for me to force appreciation in the short term.

Wanna see it this weekend -- need expert help!!