Warehouse-to-Retail Conversion
For Sale
Contact for pricing
1301 Germantown Avenue, Philadelphia, PA 19122
Two adjacent buildings are offered together for a warehouse-to-retail or mixed-use conversion with flexible assemblage options.
Property Size9,996 SF
Lot Size0.11 Acres
Price / SF$200.08
Days on Market22
Property Features for 1301 Germantown Avenue
General Information
Standard status
Active
Size
9,996 SF
Lot size
0.11 Acres
Property subtype
Retail, Office, Mixed Use
Zoning
RSA-5, ICMX
Building Details
Year Built
1900
Buildings
2
Listing Agency:
Equity CRE
(610) 645-7700
Listed By:
Steve Jeffries · License #RS311123
Source:
Crexi
Added: Jul 23
Changed: Aug 8
Last Checked: Aug 12 at 7:49AM
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 Equity CRE
Investment Insights
Based on property information with market context.
Equity CRE presents 1301-03 and 1306 Germantown Avenue, an assemblage designed for a warehouse-to-retail or mixed-use conversion. The offering includes two adjacent properties that total approximately 9,996 SF of building area on 4,751 SF of land, with the ability to combine the buildings for greater flexibility for investors, users, or developers.
The properties are located in Philadelphia’s Olde Kensington area, steps away from Northern Liberties. The surrounding area is seeing substantial residential growth, with thousands of new apartment units recently delivered or planned nearby, supporting ongoing demand for residential, retail, or mixed-use concepts.
The warehouse construction dates to 1900, offering an opportunity for redevelopment in a neighborhood benefiting from continued housing expansion.
The properties are located in Philadelphia’s Olde Kensington area, steps away from Northern Liberties. The surrounding area is seeing substantial residential growth, with thousands of new apartment units recently delivered or planned nearby, supporting ongoing demand for residential, retail, or mixed-use concepts.
The warehouse construction dates to 1900, offering an opportunity for redevelopment in a neighborhood benefiting from continued housing expansion.
Key Highlights
- Two adjacent properties totaling approx. 9,996 SF building area
- Assemblage on approx. 4,751 SF of land
- Ability to combine the buildings for greater flexibility
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
$131,543
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
6.58%
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%
$2,630,860
$2.6M
Cap Rate 7%
$1,879,186
$1.9M
Cap Rate 9%
$1,461,589
$1.5M
Market Conditions
NOI Build-Up for 9,996 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
$219.5K $21.96/SF
− Vacancy
−$44.1K −$4.41/SF
EGI
$175.4K $17.55/SF
− OpEx
−$43.8K −$4.39/SF
NOI
$131.5K $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%
$2,630,860
Cap Rate 7%
$1,879,186
Cap Rate 9%
$1,461,589
Alternative Uses
Best Use
Office B
$1.88M
$1.64M – $2.19M
NOI $131,543 @ 7.0% cap · market cap 6.58%
Second Best
Retail
$1.61M
$1.41M – $1.88M
NOI $112,977 @ 7.0% cap · market cap 5.65%
Theoretical Best
Multifamily LT 5
$2.44M
$2.13M – $2.84M
NOI $170,581 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,530
Businesses Nearby
Under-served
Demand for This Use
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?
Warehouse - Two adjacent buildings are offered together for a warehouse-to-retail or mixed-use conversion with flexible assemblage options.
Where is this warehouse located?
The property is located at 1301 Germantown Avenue Philadelphia, PA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Two adjacent properties totaling approx. 9,996 SF building area; Assemblage on approx. 4,751 SF of land; Ability to combine the buildings for greater flexibility
