Mixed-Use Corner Redevelopment
For Sale
$850,000
6301-11 N Broad Street, Philadelphia, PA 19141
Corner mixed-use redevelopment property in a CMX-2.5 zone with proximity to a major transportation center.
Property Size2,880 SF
Price / SF$295.14
Days on Market150
Property Features for 6301-11 N Broad Street
General Information
Standard status
Active
Size
2,880 SF
Total Parking Spaces
20
Property subtype
Commercial
Zoning
CMX25
Taxes and HOA fees
Annual Taxes
$6,999
Amenities
Electric
Yes
Other
No
Public
PE0
158.00 x 120.00
0.44
Assessor
Parking Lot
20
0.00
100000.00
Building Details
Year Built
1965
Listing Agency:
RE/MAX Preferred - Newtown Square
(856) 222-0077
Listed By:
Christopher Twardy · License #1540241
(609) 304-2314
Source:
Thetristaterealestategroup
Added: Apr 10
Changed: Sep 5
Last Checked: Sep 6 at 4:59AM
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 RE/MAX Preferred - Newtown Square
Investment Insights
Based on property information with market context.
This mixed-use corner property is offered for sale and is positioned at the intersection of North Broad Street and West Godfrey Avenue. The property is described as an expansive CMX-2.5 zoned site with a high-visibility corner presence, suitable for redevelopment or investment.
The asset is located just steps from the Olney Transportation Center, providing transit access to Center City and surrounding areas. Public remarks also note close proximity to major institutions including Einstein Medical Center and La Salle University, along with nearby Fisher Park.
With CMX-2.5 zoning and a flexible mixed-use framework, the property is presented for potential ground-floor retail with multi-family residential units above, subject to applicable approvals.
The asset is located just steps from the Olney Transportation Center, providing transit access to Center City and surrounding areas. Public remarks also note close proximity to major institutions including Einstein Medical Center and La Salle University, along with nearby Fisher Park.
With CMX-2.5 zoning and a flexible mixed-use framework, the property is presented for potential ground-floor retail with multi-family residential units above, subject to applicable approvals.
Key Highlights
- Corner lot on N Broad St and W Godfrey Ave with CMX‑2.5 zoning for mixed‑use redevelopment
- 0.44‑acre site (158 x 120 per assessor) with 20 on‑site parking spaces in a parking lot
- Electric hot water and heating (heating Y/N: Yes)
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
$34,214
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%
$684,280
$684.3K
Cap Rate 7%
$488,771
$488.8K
Cap Rate 9%
$380,156
$380.2K
Market Conditions
NOI Build-Up for 2,880 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
$62.2K $21.60/SF
− Vacancy
−$7.5K −$2.59/SF
EGI
$54.7K $19.01/SF
− OpEx
−$20.5K −$7.13/SF
NOI
$34.2K $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%
$684,280
Cap Rate 7%
$488,771
Cap Rate 9%
$380,156
Alternative Uses
Best Use
Mixed Use
$488.8K
$427.7K – $570.2K
NOI $34,214 @ 7.0% cap · market cap 4.03%
Second Best
Retail
$465.0K
$406.9K – $542.5K
NOI $32,550 @ 7.0% cap · market cap 3.83%
Theoretical Best
Multifamily LT 5
$702.1K
$614.3K – $819.1K
NOI $49,147 @ 7.0% cap · market cap 5.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,291
Businesses Nearby
132k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Shops & Services 37%
Groceries 16%
Wendy's
Dining
22,548 visits/mo
0.3 miles
Aldi
Groceries
21,587 visits/mo
0.2 miles
Dunkin' Donuts
Dining
17,498 visits/mo
0.3 miles
Speedway
Shops & Services
17,430 visits/mo
0.2 miles
Popeyes Louisiana Kitchen
Dining
13,137 visits/mo
0.3 miles
Demographics for 19141, PA
31,047
Population
16,290
Households
1.9
Avg Household Size
39
Median Age
16%
College-Educated
87%
High-School Grad
1.7 sq mi
ZIP Area
18,263
Density / Sq Mi
$42,461
Median Household Income
$34,464
Median Earnings
$1,009
Median Rent
$143,400
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 - Corner mixed-use redevelopment property in a CMX-2.5 zone with proximity to a major transportation center.
Where is this mixed-use property located?
The property is located at 6301-11 N Broad Street Philadelphia, PA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Corner lot on N Broad St and W Godfrey Ave with CMX‑2.5 zoning for mixed‑use redevelopment; 0.44‑acre site (158 x 120 per assessor) with 20 on‑site parking spaces in a parking lot; Electric hot water and heating (heating Y/N: Yes)
