Mixed-Use Building with
New
For Sale
$1,355,000
274 S 20th St, Philadelphia, PA 19103
A three-bedroom apartment occupies the upper level above the restaurant space.
Property Size2,800 SF
Price / SF$483.93
Days on Market5
Property Features for 274 S 20th St
General Information
Standard status
Active
Size
2,800 SF
Units
Unit Mix
1 x 3BR/1BA
Multifamily Units
1
Building Details
Year Built
1800
Buildings
1
Stories
3
Listing Agency:
Keller Williams Realty
Listed By:
Andrew F Cheng, Paul P Cheng
Source:
Tbhteam
Added: Sep 28
Last Checked: Oct 1 at 12:54PM
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 2,800-square-foot mixed-use building, constructed in 1800, combines restaurant space on the first and second floors with a three-bedroom, one-bath apartment on the third. The restaurant includes a dining area and commercial kitchen, with a walk-in cooler in the basement. The upper-floor residence provides a separate residential component within the building.
The property is at 274 S 20th St in Philadelphia. Its restaurant and apartment occupy distinct portions of the three-story building.
The property is at 274 S 20th St in Philadelphia. Its restaurant and apartment occupy distinct portions of the three-story building.
Key Highlights
- 2,800‑square‑foot mixed‑use building
- Restaurant spans the first and second floors
- Third‑floor apartment has three bedrooms and one bathroom
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
$40,572
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
2.99%
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%
$811,440
$811.4K
Cap Rate 7%
$579,600
$579.6K
Cap Rate 9%
$450,800
$450.8K
Market Conditions
NOI Build-Up for 2,800 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
$58.8K $21.00/SF
− Vacancy
−$4.7K −$1.68/SF
EGI
$54.1K $19.32/SF
− OpEx
−$13.5K −$4.83/SF
NOI
$40.6K $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%
$811,440
Cap Rate 7%
$579,600
Cap Rate 9%
$450,800
Alternative Uses
Best Use
Specialty Retail
$579.6K
$507.2K – $676.2K
NOI $40,572 @ 7.0% cap · market cap 2.99%
Second Best
Mixed Use
$475.2K
$415.8K – $554.4K
NOI $33,264 @ 7.0% cap · market cap 2.45%
Theoretical Best
Multifamily LT 5
$682.6K
$597.3K – $796.4K
NOI $47,782 @ 7.0% cap · market cap 3.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
16,339
Businesses Nearby
195k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 35%
Dining 33%
Shops & Services 25%
Beauty & Spa 5%
Starbucks
Dining
22,463 visits/mo
0.4 miles
UNIQLO
Apparel
20,066 visits/mo
0.5 miles
Wawa
Shops & Services
15,928 visits/mo
0.2 miles
Urban Outfitters
Apparel
15,117 visits/mo
0.4 miles
Barnes & Noble
Shops & Services
10,158 visits/mo
0.4 miles
Demographics for 19103, PA
28,717
Population
20,064
Households
1.4
Avg Household Size
36
Median Age
81%
College-Educated
98%
High-School Grad
0.6 sq mi
ZIP Area
47,862
Density / Sq Mi
$97,940
Median Household Income
$76,680
Median Earnings
$1,955
Median Rent
$551,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Philadelphia, PA
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A three-bedroom apartment occupies the upper level above the restaurant space.
Where is this mixed-use property located?
The property is located at 274 S 20th St Philadelphia, PA.
What is the asking price?
The asking price for this property is $1,355,000.
What are key features of this property?
This property features: 2,800‑square‑foot mixed‑use building; Restaurant spans the first and second floors; Third‑floor apartment has three bedrooms and one bathroom
