Versatile Mixed-Use
For Sale
$1,075,000
1120 SOUTH Street, Philadelphia, PA 19147
Multi-Family, PHILADELPHIA, PA
Property Size2,800 SF
Lot Size0.02 Acres
Price / SF$384.62
Days on Market138
Property Features for 1120 SOUTH Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
HAWTHORNE
Elementary school district
PHILADELPHIA CITY
Middle school district
PHILADELPHIA CITY
High school district
PHILADELPHIA CITY
Standard status
Active
Size
2,795 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Annual Amount
8591
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
roof decks
security cameras
conference room
kitchenette
lobby
storage room
ADA compliant bathroom
Building Details
Year built
1920
Number of units
4
Building materials
Masonry
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(215) 923-7600
Listed By:
Julie A Russell · License #RS307896
(484) 319-1993
Added: May 1
Changed: Sep 10
Last Checked: Sep 15 at 3:06AM
MLS# PAPH2615790
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This masonry mixed-use property combines commercial office space with a furnished studio apartment. The basement, first floor, and second floor are arranged for office use, including more than 15 private and semi-private offices, a lobby, conference room, kitchenette, three half bathrooms, storage, separate meters, and multiple outdoor egress points. The third-floor residence includes an open studio layout, laundry, stainless steel appliances with gas cooking, generous closets, and access to two fiberglass roof decks. The second floor may be converted to a two-bedroom residential unit under the stated zoning provisions.
Building features include three-zone HVAC, spray foam insulation, exposed brick, quartz counters, tankless water heaters, recessed LED lighting, a sprinkler system, security cameras, and heavy-duty electric roll-down security doors. The property occupies an extra-wide 16x60 lot and includes 525 square feet of exterior space.
The South Street setting carries a 97/100 walk score and a 100/100 transit score, with access to SEPTA, I-95, and I-676. Philadelphia's Magic Gardens, the Italian Market, Whole Foods, and neighborhood retail and dining are nearby.
Building features include three-zone HVAC, spray foam insulation, exposed brick, quartz counters, tankless water heaters, recessed LED lighting, a sprinkler system, security cameras, and heavy-duty electric roll-down security doors. The property occupies an extra-wide 16x60 lot and includes 525 square feet of exterior space.
The South Street setting carries a 97/100 walk score and a 100/100 transit score, with access to SEPTA, I-95, and I-676. Philadelphia's Magic Gardens, the Italian Market, Whole Foods, and neighborhood retail and dining are nearby.
Key Highlights
- CMX2 zoning with potential for second‑floor conversion to a two‑bedroom residential unit
- More than 15 private and semi‑private offices plus conference, lobby, kitchenette, storage, and 3 half bathrooms
- Third‑floor studio apartment with laundry, gas cooking, stainless appliances, and roof‑deck access
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$36,781
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.42%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$735,620
$735.6K
Cap Rate 7%
$525,443
$525.4K
Cap Rate 9%
$408,678
$408.7K
Market Conditions
NOI Build-Up for 2,795 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$61.4K $21.96/SF
− Vacancy
−$12.3K −$4.41/SF
EGI
$49.0K $17.55/SF
− OpEx
−$12.3K −$4.39/SF
NOI
$36.8K $13.16/SF
Area
Philadelphia, PA
Vacancy
20.10%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$735,620
Cap Rate 7%
$525,443
Cap Rate 9%
$408,678
Alternative Uses
Best Use
Office B
$525.4K
$459.8K – $613.0K
NOI $36,781 @ 7.0% cap · market cap 3.42%
Second Best
Mixed Use
$474.4K
$415.1K – $553.4K
NOI $33,205 @ 7.0% cap · market cap 3.09%
Theoretical Best
Multifamily LT 5
$681.4K
$596.2K – $794.9K
NOI $47,696 @ 7.0% cap · market cap 4.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Sprinkler system
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
19,028
Businesses Nearby
Explore this area
Business Placement
Demographics for 19147, PA
41,096
Population
20,735
Households
2
Avg Household Size
36
Median Age
69%
College-Educated
93%
High-School Grad
1.3 sq mi
ZIP Area
31,612
Density / Sq Mi
$104,190
Median Household Income
$71,905
Median Earnings
$1,679
Median Rent
$524,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Philadelphia, PA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Masonry mixed-use building with office suites, a studio apartment, roof decks, and CMX2 zoning on South Street.
Where is this mixed-use property located?
The property is located at 1120 SOUTH Street Philadelphia, PA.
What is the asking price?
The asking price for this property is $1,075,000.
What are key features of this property?
This property features: CMX2 zoning with potential for second‑floor conversion to a two‑bedroom residential unit; More than 15 private and semi‑private offices plus conference, lobby, kitchenette, storage, and 3 half bathrooms; Third‑floor studio apartment with laundry, gas cooking, stainless appliances, and roof‑deck access
