Mixed-Use Development Site with
For Sale
$340,000
1437-39 Point Breeze Avenue, Philadelphia, PA 19146
Approved plans and permits are in place for a mixed-use project with six residential units and ground-floor retail.
Property Size1,853 SF
Price / SF$183.49
Days on Market195
Property Features for 1437-39 Point Breeze Avenue
General Information
Standard status
Active
Size
1,853 SF
Property subtype
Commercial
Zoning
CMX2
Additional Details
Multifamily Units
6
Taxes and HOA fees
Annual Taxes
$2,224
Amenities
Natural Gas
Yes
No
Public
S30
16.00 x 70.00
0.03
Assessor
On Street
1853.00
31780.00
Building Details
Year Built
1915
Listing Agency:
Keller Williams Main Line
(856) 222-0077
Listed By:
Tyler Mecca
Source:
Thetristaterealestategroup
Added: Feb 26
Changed: Sep 8
Last Checked: Sep 8 at 4:06AM
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 Keller Williams Main Line
Investment Insights
Based on property information with market context.
This development site is positioned for a modern mixed-use project with approved plans and permits. The proposed building would include six residential units above a spacious ground-floor commercial space, creating a combination of income-producing residential and retail use within the same structure.
The property is described as being located along the Point Breeze commercial corridor on a high-visibility block, with easy access to Center City and public transit. The surrounding area is also characterized by a local mix of cafes and parks, supporting an active neighborhood setting.
For developers looking for a “shovel-ready” path to construction, the site’s entitlement status and mixed-use configuration are central considerations.
The property is described as being located along the Point Breeze commercial corridor on a high-visibility block, with easy access to Center City and public transit. The surrounding area is also characterized by a local mix of cafes and parks, supporting an active neighborhood setting.
For developers looking for a “shovel-ready” path to construction, the site’s entitlement status and mixed-use configuration are central considerations.
Key Highlights
- Approved plans and permits for a mixed‑use development with 6 residential units and ground‑floor commercial space
- Single building area of 1,853 SF on a 0.03‑acre lot (16.00 x 70.00) per Assessor
- Natural gas hot water and natural gas heating (heating available)
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
$29,147
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
8.57%
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%
$582,940
$582.9K
Cap Rate 7%
$416,386
$416.4K
Cap Rate 9%
$323,856
$323.9K
Market Conditions
NOI Build-Up for 1,853 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
$56.3K $30.36/SF
− Vacancy
−$3.3K −$1.76/SF
EGI
$53.0K $28.60/SF
− OpEx
−$23.8K −$12.87/SF
NOI
$29.1K $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%
$582,940
Cap Rate 7%
$416,386
Cap Rate 9%
$323,856
Alternative Uses
Best Use
Apartment 5plus
$416.4K
$364.3K – $485.8K
NOI $29,147 @ 7.0% cap · market cap 8.57%
Second Best
Mixed Use
$314.5K
$275.2K – $366.9K
NOI $22,014 @ 7.0% cap · market cap 6.47%
Theoretical Best
Multifamily LT 5
$451.7K
$395.3K – $527.0K
NOI $31,621 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
2,586
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 Multifamily in Northeast region
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 - Approved plans and permits are in place for a mixed-use project with six residential units and ground-floor retail.
Where is this mixed-use property located?
The property is located at 1437-39 Point Breeze Avenue Philadelphia, PA.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Approved plans and permits for a mixed‑use development with 6 residential units and ground‑floor commercial space; Single building area of 1,853 SF on a 0.03‑acre lot (16.00 x 70.00) per Assessor; Natural gas hot water and natural gas heating (heating available)
