Mixed-Use Corner
For Sale
$319,500
Pending
2555 South Warnock Street, Philadelphia, PA 19148
Flexible commercial space with an upstairs two-bedroom apartment and included equipment.
Property Size1,536 SF
Days on Market329
Property Features for 2555 South Warnock Street
General Information
Standard status
Pending
Size
1,536 SF
Property subtype
Multi-Family / Fee Simple
Zoning
CMX1
Additional Details
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$3,108
Amenities
No
No Pool
Above Grade, Below Grade
Building Details
Year Built
1925
Listing Agency:
KW Empower
(610) 888-3035
Listed By:
Michael A. Becker · License #RS285527
(610) 888-3035
Source:
Compass
Added: Oct 6, 2025
Changed: Aug 29
Last Checked: Aug 29 at 11:56PM
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.
This mixed-use property combines an adaptable first-floor commercial area with a two-bedroom apartment above. The commercial space is suited to a range of retail, food-service, convenience, office, or other business concepts supported by CMX1 zoning. Included equipment remains in place, while the clean, dry basement provides storage and houses key building systems.
Recent improvements include a new roof, new water heater, and new trap line to the street. Built in 1925, the property occupies a corner location near Philadelphia’s Sports Stadiums and South Broad Street, with access toward New Jersey and Center City. The upstairs residence can support a separate rental arrangement or a live/work configuration.
Recent improvements include a new roof, new water heater, and new trap line to the street. Built in 1925, the property occupies a corner location near Philadelphia’s Sports Stadiums and South Broad Street, with access toward New Jersey and Center City. The upstairs residence can support a separate rental arrangement or a live/work configuration.
Key Highlights
- CMX1‑zoned mixed‑use property with commercial space and a two‑bedroom apartment
- 1,536 SF property built in 1925
- Included commercial equipment and clean, dry basement storage
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
$22,257
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
6.97%
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%
$445,140
$445.1K
Cap Rate 7%
$317,957
$318.0K
Cap Rate 9%
$247,300
$247.3K
Market Conditions
NOI Build-Up for 1,536 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
$32.3K $21.00/SF
− Vacancy
−$2.6K −$1.68/SF
EGI
$29.7K $19.32/SF
− OpEx
−$7.4K −$4.83/SF
NOI
$22.3K $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%
$445,140
Cap Rate 7%
$317,957
Cap Rate 9%
$247,300
Alternative Uses
Best Use
Specialty Retail
$318.0K
$278.2K – $371.0K
NOI $22,257 @ 7.0% cap · market cap 6.97%
Second Best
Mixed Use
$260.7K
$228.1K – $304.1K
NOI $18,248 @ 7.0% cap · market cap 5.71%
Theoretical Best
Multifamily LT 5
$374.5K
$327.7K – $436.9K
NOI $26,212 @ 7.0% cap · market cap 8.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,507
Businesses Nearby
69k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 83%
Dining 15%
Electronics 3%
TD Bank
Shops & Services
14,055 visits/mo
0.5 miles
Lukoil
Shops & Services
12,912 visits/mo
0.5 miles
Conoco
Shops & Services
10,085 visits/mo
0.4 miles
Wells Fargo
Shops & Services
8,249 visits/mo
0.4 miles
7-Eleven
Shops & Services
7,109 visits/mo
0.5 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 - Flexible commercial space with an upstairs two-bedroom apartment and included equipment.
Where is this mixed-use property located?
The property is located at 2555 South Warnock Street Philadelphia, PA.
What is the asking price?
The asking price for this property is $319,500.
What are key features of this property?
This property features: CMX1‑zoned mixed‑use property with commercial space and a two‑bedroom apartment; 1,536 SF property built in 1925; Included commercial equipment and clean, dry basement storage
