Mixed-Use Property with
For Sale
$290,000
3254 N Front St, Philadelphia, PA 19140
Two-level layout combines commercial space with a two-bedroom residential unit.
Property Size1,680 SF
Price / SF$172.62
Days on Market26
Property Features for 3254 N Front St
General Information
Standard status
Active
Size
1,680 SF
Zoning
CMX-2
Units
Unit Mix
1 x 2BR
Multifamily Units
1
Building Details
Year Built
1935
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Realty Mark Associates
(267) 918-5234
Listed By:
Kevin Le · License #RS349630
Source:
Soldbypattie
Added: Aug 5
Changed: Aug 28
Last Checked: Aug 29 at 11:39AM
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 Realty Mark Associates
Investment Insights
Based on property information with market context.
This 1,680-square-foot mixed-use property combines a first-floor commercial storefront with a second-floor two-bedroom residential unit. The storefront previously operated as a pharmacy and provides street-facing commercial space. Updates include a kitchen with granite countertops, new flooring, a full bathroom added on the first floor, and a hallway bathroom added upstairs. The residential level also includes granite countertops, new flooring, and fresh paint throughout.
The property is located at 3254 N Front St in Philadelphia, within an active commercial corridor surrounded by local businesses and amenities. It carries CMX-2 zoning and was built in 1935. The property is being sold AS-IS.
The property is located at 3254 N Front St in Philadelphia, within an active commercial corridor surrounded by local businesses and amenities. It carries CMX-2 zoning and was built in 1935. The property is being sold AS-IS.
Key Highlights
- CMX‑2 mixed‑use property at 3254 N Front St, Philadelphia, PA 19140
- 1,680‑square‑foot building constructed in 1935
- First‑floor commercial storefront previously operated as a pharmacy
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
$26,426
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
9.11%
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%
$528,520
$528.5K
Cap Rate 7%
$377,514
$377.5K
Cap Rate 9%
$293,622
$293.6K
Market Conditions
NOI Build-Up for 1,680 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
$51.0K $30.36/SF
− Vacancy
−$3.0K −$1.76/SF
EGI
$48.0K $28.60/SF
− OpEx
−$21.6K −$12.87/SF
NOI
$26.4K $15.73/SF
Area
Philadelphia, PA
Vacancy
5.80%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
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%
$528,520
Cap Rate 7%
$377,514
Cap Rate 9%
$293,622
Alternative Uses
Best Use
Apartment 5plus
$377.5K
$330.3K – $440.4K
NOI $26,426 @ 7.0% cap · market cap 9.11%
Second Best
Mixed Use
$285.1K
$249.5K – $332.6K
NOI $19,958 @ 7.0% cap · market cap 6.88%
Theoretical Best
Multifamily LT 5
$409.6K
$358.4K – $477.8K
NOI $28,669 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,597
Businesses Nearby
28k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 82%
Dining 18%
Family Dollar
Shops & Services
8,824 visits/mo
0.2 miles
Family Dollar
Shops & Services
8,480 visits/mo
0.3 miles
Little Caesars Pizza
Dining
4,905 visits/mo
0.3 miles
Santander Bank
Shops & Services
3,410 visits/mo
0.3 miles
Advance Auto Parts
Shops & Services
2,338 visits/mo
0.3 miles
Demographics for 19140, PA
52,124
Population
23,104
Households
2.3
Avg Household Size
36
Median Age
9%
College-Educated
73%
High-School Grad
3.2 sq mi
ZIP Area
16,289
Density / Sq Mi
$33,149
Median Household Income
$31,508
Median Earnings
$1,085
Median Rent
$101,100
Median Home Value
Market
Vacancy Rate% for Retail in Philadelphia, PA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level layout combines commercial space with a two-bedroom residential unit.
Where is this mixed-use property located?
The property is located at 3254 N Front St Philadelphia, PA.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: CMX‑2 mixed‑use property at 3254 N Front St, Philadelphia, PA 19140; 1,680‑square‑foot building constructed in 1935; First‑floor commercial storefront previously operated as a pharmacy
