Historic Creative Office
For Sale
$6,250,000
1227 N 4TH STREET, Philadelphia, PA 19122
Turn-key creative office building with historic architectural details, updated mechanical systems, and dedicated on-site parking.
Property Size28,514 SF
Price / SF$219.19
Days on Market42
Property Features for 1227 N 4TH STREET
General Information
Standard status
Active
Size
28,514 SF
Total Parking Spaces
8
Property subtype
Commercial
Amenities
glass conference rooms
private offices
open seating areas
large kitchen
roof deck
elevator
Building Details
Year Built
1915
Year Renovated
2013
Stories
3
Listing Agency:
MSC Retail, Inc.
(215) 605-8355
Listed By:
Josh Weiss · License #RS324559
(215) 605-8355
Source:
Cummingsrealtors
Added: Jul 3
Changed: Aug 12
Last Checked: Aug 12 at 6:54AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of MSC Retail, Inc.
Investment Insights
Based on property information with market context.
This turn-key creative office headquarters combines two historic structures into one three-story building totaling 28,514 SF. The property retains original architectural character, including a historic facade, A-frame roof, exposed timber columns and beams, hardwood floors, and exposed brick walls. The 2013 renovation added new mechanical systems and completed improvements throughout, including exposed ductwork, windows, restrooms, lighting, elevator service, and fiber-optic wiring.
The building includes a mix of glass conference rooms and private offices, open seating areas, a large kitchen, and access to a roof deck. An on-site attached corner surface lot and rear driveway provide eight-car parking.
A 50KW solar roof array was installed in 2021. Two separately deeded residential lots on Thompson Street are included in the sale.
The building includes a mix of glass conference rooms and private offices, open seating areas, a large kitchen, and access to a roof deck. An on-site attached corner surface lot and rear driveway provide eight-car parking.
A 50KW solar roof array was installed in 2021. Two separately deeded residential lots on Thompson Street are included in the sale.
Key Highlights
- 28,514 SF boutique corporate headquarters across three floors, formed by an adaptive reuse of two historic buildings at 1227 N 4th St
- Originally built in 1854 as St Luke's Lutheran Church; later used as a box factory, with preserved architectural features including historic facade and A‑frame roof
- Converted into a modern office building in 2013 with new mechanical systems and updates including windows, restrooms, lighting, elevator, and fiber‑optic wiring
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
$375,231
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
6.00%
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%
$7,504,620
$7.5M
Cap Rate 7%
$5,360,443
$5.4M
Cap Rate 9%
$4,169,233
$4.2M
Market Conditions
NOI Build-Up for 28,514 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
$626.2K $21.96/SF
− Vacancy
−$125.9K −$4.41/SF
EGI
$500.3K $17.55/SF
− OpEx
−$125.1K −$4.39/SF
NOI
$375.2K $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%
$7,504,620
Cap Rate 7%
$5,360,443
Cap Rate 9%
$4,169,233
Alternative Uses
Best Use
Office B
$5.36M
$4.69M – $6.25M
NOI $375,231 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$6.95M
$6.08M – $8.11M
NOI $486,588 @ 7.0% cap · market cap 7.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,393
Businesses Nearby
Explore this area
Business Placement
Demographics for 19122, PA
26,668
Population
10,139
Households
2.6
Avg Household Size
28
Median Age
42%
College-Educated
86%
High-School Grad
1.3 sq mi
ZIP Area
20,514
Density / Sq Mi
$57,785
Median Household Income
$31,871
Median Earnings
$1,294
Median Rent
$341,000
Median Home Value
Market
Vacancy Rate% for Office in Philadelphia, PA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Turn-key creative office building with historic architectural details, updated mechanical systems, and dedicated on-site parking.
Where is this office building located?
The property is located at 1227 N 4TH STREET Philadelphia, PA.
What is the asking price?
The asking price for this property is $6,250,000.
What are key features of this property?
This property features: 28,514 SF boutique corporate headquarters across three floors, formed by an adaptive reuse of two historic buildings at 1227 N 4th St; Originally built in 1854 as St Luke's Lutheran Church; later used as a box factory, with preserved architectural features including historic facade and A‑frame roof; Converted into a modern office building in 2013 with new mechanical systems and updates including windows, restrooms, lighting, elevator, and fiber‑optic wiring
