We buy houses in West Philadelphia.

West Philadelphia runs from the Schuylkill River all the way out to Cobbs Creek, covering six zip codes and a bunch of very different neighborhoods. Powelton Village and Spruce Hill feel like leafy college towns. Cobbs Creek and Kingsessing are mostly working-class rowhome blocks. Mantua and Mill Creek sit somewhere in between.

The housing stock reflects all that. On 48th Street between Baltimore and Spruce, you'll see 3-story Victorian twins with original stained glass. On 60th between Market and Vine, you'll see 2-story porch-front rowhomes built for streetcar workers in the 1910s. We've walked through and made offers on both.

Most West Philly houses we buy are 2-story or 3-story rowhomes built between 1900 and 1930. Typical sizes run 1,100 to 1,600 square feet. Most have 3 bedrooms and 1 or 1.5 bathrooms. The basements are usually unfinished stone foundations.

The condition varies widely block by block. The Victorian twins near Clark Park are often structurally solid but need modern kitchens and baths. The rowhomes in Kingsessing and Cobbs Creek often need more — roofs, plumbing, heating systems, electrical updates, and basement waterproofing. Repair budgets on the houses we buy typically run $35,000 to $75,000.

Most of our West Philly calls come from inherited houses. Someone's mother or grandfather bought on Walton Avenue or Pine Street in the 1970s or 80s, passed away, and now adult kids living in the Main Line or out of state have a house they don't want to manage.

The second-biggest pattern is tired landlords. Small-portfolio investors who bought 2-4 rowhomes in Kingsessing or Walnut Hill 10-15 years ago are exhausted by the tenant turnover, the repairs, and the L&I violations. They want out clean.

The third pattern is long-term owner-occupants who are aging out. Folks who bought their rowhome in 1985, raised kids there, and now want to downsize into a condo or move in with family.

West Philly ARVs vary a lot by zip code. A fully-renovated rowhome in Spruce Hill (19104) can hit $350,000 or more. The same size rowhome in Kingsessing (19143) typically tops out around $200,000. We price each house against the nearest comps, not a neighborhood average.

On the West Philly houses we've bought since 2021, our offers have ranged from around $25,000 to around $130,000 depending on size, condition, and zip code. Most land between $55,000 and $100,000 cash.

• →Inherited HouseYou inherited a rowhome. We'll walk you through the real options.
• →Tired LandlordTenants in place? We'll buy it as-is, with the lease attached.
• →Probate HouseWe work with your probate attorney. We close when the court allows.
• →Vacant HouseEmpty, boarded, or squatter-risk? We buy it before it gets worse.

• Center City
• South Philadelphia
• North Philadelphia