Mixed-Use Property with
For Sale
$450,000
1860 E ALLEGHENY AVENUE, Philadelphia, PA 19134
Two-building property combines a neighborhood retail operation with an upstairs residential living area.
Property Size1,244 SF
Days on Market23
Property Features for 1860 E ALLEGHENY AVENUE
General Information
Standard status
Active
Size
1,244 SF
Property subtype
MixedUse
Additional Details
Business Included
Yes
Liquor License
No
Taxes and HOA fees
Annual Taxes
$1,213
Building Details
Building Size
1,244 SF
Year Built
1900
Buildings
2
Listing Agency:
Keller Williams Realty
(215) 327-1722
Listed By:
Paul P Cheng · License #AB068536
(215) 327-1722
Source:
Mainlinekw
Added: Jul 22
Changed: Aug 12
Last Checked: Aug 12 at 3:30PM
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 Realty
Investment Insights
Based on property information with market context.
This mixed-use property comprises two buildings and an existing retail business. The commercial space includes a customer counter with bullet-resistant glass, seating, vending machines, a customer-visible walk-in cooler, cigarette licensing, retail sales, and storage areas extending to the rear and basement. Inventory is excluded from the offering.
The residential component occupies the upper level at 1860 E Allegheny Avenue and includes 3 bedrooms, a full bathroom, a large living room, and a modern kitchen. A washer and dryer are located in the basement. The property was built in 1900. A liquor license is available separately, and the buildings and licenses may also be sold separately.
The residential component occupies the upper level at 1860 E Allegheny Avenue and includes 3 bedrooms, a full bathroom, a large living room, and a modern kitchen. A washer and dryer are located in the basement. The property was built in 1900. A liquor license is available separately, and the buildings and licenses may also be sold separately.
Key Highlights
- Two‑building mixed‑use property with an existing retail business
- Customer counter features bullet‑resistant glass, seating, and vending machines
- Transparent walk‑in cooler is positioned for customer visibility
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
$18,026
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
4.01%
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%
$360,520
$360.5K
Cap Rate 7%
$257,514
$257.5K
Cap Rate 9%
$200,289
$200.3K
Market Conditions
NOI Build-Up for 1,244 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
$26.1K $21.00/SF
− Vacancy
−$2.1K −$1.68/SF
EGI
$24.0K $19.32/SF
− OpEx
−$6.0K −$4.83/SF
NOI
$18.0K $14.49/SF
Area
Philadelphia, PA
Vacancy
8.00%
Lease Rate
$21.00 /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%
$360,520
Cap Rate 7%
$257,514
Cap Rate 9%
$200,289
Alternative Uses
Best Use
Specialty Retail
$257.5K
$225.3K – $300.4K
NOI $18,026 @ 7.0% cap · market cap 4.01%
Second Best
Mixed Use
$211.1K
$184.7K – $246.3K
NOI $14,779 @ 7.0% cap · market cap 3.28%
Theoretical Best
Multifamily LT 5
$303.3K
$265.4K – $353.8K
NOI $21,229 @ 7.0% cap · market cap 4.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,458
Businesses Nearby
36k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 95%
Dining 3%
Electronics 2%
Sunoco
Shops & Services
9,282 visits/mo
0.3 miles
7-Eleven
Shops & Services
6,537 visits/mo
0.4 miles
Wells Fargo
Shops & Services
5,981 visits/mo
0.2 miles
Dollar Tree
Shops & Services
5,786 visits/mo
0.2 miles
Bank of America
Shops & Services
3,144 visits/mo
0.2 miles
Demographics for 19134, PA
57,463
Population
25,290
Households
2.3
Avg Household Size
33
Median Age
18%
College-Educated
77%
High-School Grad
3.4 sq mi
ZIP Area
16,901
Density / Sq Mi
$41,849
Median Household Income
$35,858
Median Earnings
$1,179
Median Rent
$127,500
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 - Two-building property combines a neighborhood retail operation with an upstairs residential living area.
Where is this mixed-use property located?
The property is located at 1860 E ALLEGHENY AVENUE Philadelphia, PA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑building mixed‑use property with an existing retail business; Customer counter features bullet‑resistant glass, seating, and vending machines; Transparent walk‑in cooler is positioned for customer visibility
