South Philadelphia KFC Investment
For Sale
Contact for pricing
411 W Oregon Ave, Philadelphia, PA
KFC property in South Philadelphia with value-add potential.
Property Size3,000 SF
Lot Size0.23 Acres
Price / SF$483.33
Days on Market269
Property Features for 411 W Oregon Ave
General Information
Standard status
Active
Size
3,000 SF
Lot size
0.23 Acres
Property subtype
RETAIL
Listing Agency:
Graystone Capital Advisors
(419) 944-3704
Listed By:
Julius Swolsky
(419) 944-3704
Source:
Moodyscre
Added: Nov 25, 2025
Changed: Aug 13
Last Checked: Aug 21 at 12:40PM
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 Graystone Capital Advisors
Investment Insights
Based on property information with market context.
Located at 411 W Oregon Avenue in South Philadelphia, this KFC property presents an investment opportunity. The tenant, a strong franchise named Mitra QSR, has occupied the site since 2000. Mitra QSR operates 204 KFC and Taco Bell restaurants nationwide and is the 3rd largest domestic franchisee of KFC restaurants. The current lease has 2.5 years remaining with no options. The lease is Absolute Net, meaning there are zero landlord responsibilities. The current rental rate is $12.00 psf ($36,000 annually). The 3,000 square foot site is located less than 2 miles from Citizens Bank Park, Lincoln Financial Field, the Wells Fargo Center, and Xfinity Live, which attract 7.7 million visitors and 5.5 million vehicle trips each year. The property is directly across from Whitman Plaza, a ShopRite anchored center, and is positioned along with other national retailers such as Walmart Supercenter, IKEA, Target, Best Buy, Dunkin' Donuts, Goodwill, Ross, ShopRite, and GNC. The location is convenient to universities with a total student population of over 85,000 within a 7-mile radius, including the University of Pennsylvania, Temple University, and Drexel University. There are 668,000 people in a 5-mile radius from the site, offering significant value-add potential through repositioning, re-tenanting, or extending the lease at current market rates.
Key Highlights
- Significant value‑add potential through repositioning or re‑tenanting due to below‑market rental rate ($12.00 psf or $36,000 annually).
- Absolute Net lease structure with zero landlord responsibilities.
- Strategic location in a dense South Philadelphia neighborhood.
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
$43,470
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
3.00%
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%
$869,400
$869.4K
Cap Rate 7%
$621,000
$621.0K
Cap Rate 9%
$483,000
$483.0K
Market Conditions
NOI Build-Up for 3,000 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
$63.0K $21.00/SF
− Vacancy
−$5.0K −$1.68/SF
EGI
$58.0K $19.32/SF
− OpEx
−$14.5K −$4.83/SF
NOI
$43.5K $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%
$869,400
Cap Rate 7%
$621,000
Cap Rate 9%
$483,000
Alternative Uses
Best Use
Specialty Retail
$621.0K
$543.4K – $724.5K
NOI $43,470 @ 7.0% cap · market cap 3.00%
Second Best
Retail
$484.4K
$423.8K – $565.1K
NOI $33,907 @ 7.0% cap · market cap 2.34%
Theoretical Best
Multifamily LT 5
$731.4K
$639.9K – $853.3K
NOI $51,195 @ 7.0% cap · market cap 3.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,370
Businesses Nearby
327k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 29%
Groceries 25%
Apparel 22%
Dining 19%
ShopRite
Groceries
52,654 visits/mo
0.1 miles
Burlington
Apparel
35,573 visits/mo
0.1 miles
McDonald's
Dining
29,276 visits/mo
0.3 miles
Aldi
Groceries
28,079 visits/mo
0.4 miles
Ross Dress for Less
Apparel
24,388 visits/mo
0.1 miles
Market
Vacancy Rate% for Retail in Philadelphia, PA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Drive through restaurant - KFC property in South Philadelphia with value-add potential.
Where is this drive through restaurant located?
The property is located at 411 W Oregon Ave Philadelphia, PA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Significant value‑add potential through repositioning or re‑tenanting due to below‑market rental rate ($12.00 psf or $36,000 annually).; Absolute Net lease structure with zero landlord responsibilities.; Strategic location in a dense South Philadelphia neighborhood.
