Mixed-Use Property with Roof
For Sale
$895,000
1717 S 2nd St, Philadelphia, PA 19148
Upper-floor residence paired with a leased street-level commercial space and private outdoor areas.
Property Size3,033 SF
Price / SF$295.09
Days on Market34
Property Features for 1717 S 2nd St
General Information
Standard status
Active
Size
3,033 SF
Total Parking Spaces
3
Additional Details
Floor
Ground Floor
Office Units
1
Amenities
dedicated front entrance
convenient rear access
Building Details
Year Built
2020
Buildings
1
Stories
3
Tenancy
Single
Owner Occupied
No
Listing Agency:
KW Empower
(215) 783-7779
Listed By:
Jim Onesti, Steven Onesti · License #RS372317
Source:
Tbhteam
Added: Jul 28
Changed: Aug 28
Last Checked: Aug 29 at 11:54AM
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 KW Empower
Investment Insights
Based on property information with market context.
Built in 2020, this 3033-square-foot mixed-use property combines a street-level commercial suite with a two-story residence above. The commercial portion has its own front entry and rear access and is leased through 9/30/26. The residential layout includes an open living area with fireplace, a kitchen centered on a large island, dining space, balcony, two bedrooms, two full bathrooms, and upper-floor laundry. A private roof deck adds outdoor space, while parking accommodates 2-3 vehicles.
Located at 1717 S 2nd St in Philadelphia’s Pennsport neighborhood, the property is near 2nd Street Brew House, Starbucks, Target, and the shopping and dining along Columbus Avenue. A tax abatement remains in place through 12/31/31.
Located at 1717 S 2nd St in Philadelphia’s Pennsport neighborhood, the property is near 2nd Street Brew House, Starbucks, Target, and the shopping and dining along Columbus Avenue. A tax abatement remains in place through 12/31/31.
Key Highlights
- 3033‑square‑foot mixed‑use property built in 2020
- Street‑level commercial suite leased through 9/30/26
- Two‑story residence with 2 bedrooms and 2 full bathrooms
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
$36,032
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
4.03%
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%
$720,640
$720.6K
Cap Rate 7%
$514,743
$514.7K
Cap Rate 9%
$400,356
$400.4K
Market Conditions
NOI Build-Up for 3,033 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
$65.5K $21.60/SF
− Vacancy
−$7.9K −$2.59/SF
EGI
$57.7K $19.01/SF
− OpEx
−$21.6K −$7.13/SF
NOI
$36.0K $11.88/SF
Area
Philadelphia, PA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$720,640
Cap Rate 7%
$514,743
Cap Rate 9%
$400,356
Alternative Uses
Best Use
Mixed Use
$514.7K
$450.4K – $600.5K
NOI $36,032 @ 7.0% cap · market cap 4.03%
Second Best
Retail
$489.7K
$428.5K – $571.3K
NOI $34,280 @ 7.0% cap · market cap 3.83%
Theoretical Best
Multifamily LT 5
$739.4K
$647.0K – $862.6K
NOI $51,758 @ 7.0% cap · market cap 5.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,146
Businesses Nearby
579k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 44%
Groceries 14%
Dining 13%
Shops & Services 11%
Walmart
Superstores
152,363 visits/mo
0.4 miles
Target
Superstores
105,271 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
49,459 visits/mo
0.4 miles
Wawa
Shops & Services
38,950 visits/mo
0.2 miles
ACME Markets
Groceries
34,436 visits/mo
0.4 miles
Demographics for 19148, PA
53,976
Population
22,944
Households
2.4
Avg Household Size
36
Median Age
39%
College-Educated
85%
High-School Grad
4.2 sq mi
ZIP Area
12,851
Density / Sq Mi
$80,469
Median Household Income
$50,067
Median Earnings
$1,492
Median Rent
$296,800
Median Home Value
Market
Vacancy Rate% for Retail in Philadelphia, PA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Upper-floor residence paired with a leased street-level commercial space and private outdoor areas.
Where is this mixed-use property located?
The property is located at 1717 S 2nd St Philadelphia, PA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 3033‑square‑foot mixed‑use property built in 2020; Street‑level commercial suite leased through 9/30/26; Two‑story residence with 2 bedrooms and 2 full bathrooms
