Versatile South Philly Mixed-Use
For Sale
Contact for pricing
1412 S Broad St, Philadelphia, PA 19146
Two-story space with dual street frontage and flexible mixed-use possibilities.
Property Size7,916 SF
Price / SF$157.91
Days on Market140
Property Features for 1412 S Broad St
General Information
Standard status
Active
Size
7,916 SF
Class
B
Total Parking Spaces
2
Property subtype
Industrial, Mixed Use, Office, Retail
Zoning
CMX2
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Built
1925
Year Renovated
2012
Buildings
1
Stories
2
Units
1
Listing Agency:
Compass Pennsylvania
(910) 547-3438
Listed By:
Michael Phillips · License #PA RS327662
Source:
Crexi
Added: Mar 27
Changed: Aug 9
Last Checked: Aug 12 at 4:30AM
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 Compass Pennsylvania
Investment Insights
Based on property information with market context.
This two-story property, originally opened in 1914 as the Southern Theatre, is located in South Philadelphia. The building, with CMX-2 zoning and dual street frontage, was a neighborhood movie venue until it was converted to office/meeting space in the 1950s. Most recently used as office-maker space by a textile business, the property is available for immediate use or repositioning. Renovated in 2012, the building features custom, wide plank hardwood floors and windows throughout the second floor. The property offers block-to-block access, 14-foot ceilings, two rear off-street parking spaces, and signage potential. The zoning allows for flexible mixed-use commercial possibilities. With direct access from Broad Street to Carlisle Street, this property offers visibility, off-street parking, and a flexible interior layout suitable for various uses, including creative office, medical, wellness center, showroom, light industrial operations, or residential units. The property, totaling 7,916 square feet, is located two blocks from the Ellsworth-Federal SEPTA Station on the Broad Street Line, within a dense urban corridor with over 113,000 residents in a one-mile radius and an average household income of over $117,000 within a half-mile. It benefits from high vehicle and pedestrian traffic, surrounded by retail anchors such as Target, Sprouts, PetSmart, Starbucks, and Giant. The new One Thousand One development nearby adds residents within walking distance.
Key Highlights
- CMX‑2 zoning allows for flexible mixed‑use commercial possibilities.
- Dual street frontage with block‑to‑block access and prominent signage potential on Broad Street and Carlisle Street.
- Strategic location in a dense urban corridor with high vehicle and pedestrian traffic, close to public transportation.
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
$104,171
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
8.33%
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%
$2,083,420
$2.1M
Cap Rate 7%
$1,488,157
$1.5M
Cap Rate 9%
$1,157,456
$1.2M
Market Conditions
NOI Build-Up for 7,916 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
$173.8K $21.96/SF
− Vacancy
−$34.9K −$4.41/SF
EGI
$138.9K $17.55/SF
− OpEx
−$34.7K −$4.39/SF
NOI
$104.2K $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%
$2,083,420
Cap Rate 7%
$1,488,157
Cap Rate 9%
$1,157,456
Alternative Uses
Best Use
Office B
$1.49M
$1.30M – $1.74M
NOI $104,171 @ 7.0% cap · market cap 8.33%
Second Best
Mixed Use
$1.34M
$1.18M – $1.57M
NOI $94,042 @ 7.0% cap · market cap 7.52%
Theoretical Best
Multifamily LT 5
$1.93M
$1.69M – $2.25M
NOI $135,086 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,767
Businesses Nearby
Explore this area
Business Placement
Demographics for 19146, PA
41,920
Population
22,182
Households
1.9
Avg Household Size
34
Median Age
65%
College-Educated
94%
High-School Grad
1.7 sq mi
ZIP Area
24,659
Density / Sq Mi
$99,702
Median Household Income
$68,849
Median Earnings
$1,708
Median Rent
$452,200
Median Home Value
Market
Vacancy Rate% for Office 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-story space with dual street frontage and flexible mixed-use possibilities.
Where is this mixed-use property located?
The property is located at 1412 S Broad St Philadelphia, PA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: CMX‑2 zoning allows for flexible mixed‑use commercial possibilities.; Dual street frontage with block‑to‑block access and prominent signage potential on Broad Street and Carlisle Street.; Strategic location in a dense urban corridor with high vehicle and pedestrian traffic, close to public transportation.
