Masonry Storefront With Dry-Cleaning
For Sale
$850,000
6358 -6360 STENTON AVENUE, Philadelphia, PA 19138
Built in 1900, the property combines masonry construction with an established dry-cleaning operation.
Property Size5,014 SF
Price / SF$169.53
Days on Market9
Property Features for 6358 -6360 STENTON AVENUE
General Information
Standard status
Active
Size
5,014 SF
Property subtype
Commercial
Building Details
Year Built
1900
Listing Agency:
Sky City Properties
(215) 782-3666
Listed By:
Bo Rosa Kong · License #rs378566
(267) 277-3103
Source:
Cummingsrealtors
Added: Aug 25
Changed: Sep 2
Last Checked: Sep 1 at 5:06PM
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 Sky City Properties
Investment Insights
Based on property information with market context.
The offering comprises the storefront properties at 6358 and 6360 Stenton Avenue in Philadelphia. Built in 1900, the building features masonry construction and approximately 5,014 square feet of commercial space. The premises have operated as a dry cleaner for 30 years, providing an established operating history for the existing use.
The property is situated in a neighborhood setting with access to local parks, shops, eateries, and schools. Its location combines a commercial storefront format with surrounding community amenities and an existing service-oriented use.
The property is situated in a neighborhood setting with access to local parks, shops, eateries, and schools. Its location combines a commercial storefront format with surrounding community amenities and an existing service-oriented use.
Key Highlights
- Approximately 5,014 square feet of commercial space
- Masonry construction dating to 1900
- Dry‑cleaning operation in place for 30 years
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
$56,669
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
6.67%
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%
$1,133,380
$1.1M
Cap Rate 7%
$809,557
$809.6K
Cap Rate 9%
$629,656
$629.7K
Market Conditions
NOI Build-Up for 5,014 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
$90.3K $18.00/SF
− Vacancy
−$9.3K −$1.85/SF
EGI
$81.0K $16.15/SF
− OpEx
−$24.3K −$4.84/SF
NOI
$56.7K $11.30/SF
Area
Philadelphia, PA
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,133,380
Cap Rate 7%
$809,557
Cap Rate 9%
$629,656
Alternative Uses
Best Use
Retail
$809.6K
$708.4K – $944.5K
NOI $56,669 @ 7.0% cap · market cap 6.67%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.22M
$1.07M – $1.43M
NOI $85,563 @ 7.0% cap · market cap 10.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
699
Businesses Nearby
59k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 71%
Shops & Services 28%
Electronics 2%
McDonald's
Dining
21,553 visits/mo
0.5 miles
Dunkin' Donuts
Dining
11,164 visits/mo
0.0 miles
KFC
Dining
7,686 visits/mo
0.1 miles
AutoZone
Shops & Services
6,627 visits/mo
0.1 miles
Citizens Bank
Shops & Services
6,394 visits/mo
0.1 miles
Demographics for 19138, PA
31,816
Population
13,836
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
89%
High-School Grad
1.8 sq mi
ZIP Area
17,676
Density / Sq Mi
$51,586
Median Household Income
$36,956
Median Earnings
$1,172
Median Rent
$167,300
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?
Storefront property - Built in 1900, the property combines masonry construction with an established dry-cleaning operation.
Where is this storefront property located?
The property is located at 6358 -6360 STENTON AVENUE 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: Approximately 5,014 square feet of commercial space; Masonry construction dating to 1900; Dry‑cleaning operation in place for 30 years
