Mixed-Use Retail and
For Sale
Contact for pricing
760 S 4th St, Philadelphia, PA 19147
Fully occupied two-building mixed-use asset with two ground-floor commercial spaces and four residential units above.
Property Size6,454 SF
Price / SF$291.29
Days on Market144
Property Features for 760 S 4th St
General Information
Standard status
Active
Size
6,454 SF
Property subtype
Mixed Use, Retail
Occupancy
100%
Investment Type
Value Add
Additional Details
Multifamily Units
4
Building Details
Year Renovated
2022
Units
6
Tenancy
Multi
Listing Agency:
MSC Retail
Listed By:
Jesse Dubrow · License #RS362355
(215) 568-2600
Source:
Crexi
Added: Apr 15
Changed: Aug 16
Last Checked: Sep 2 at 9:57AM
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 MSC Retail
Investment Insights
Based on property information with market context.
MSC Retail presents 760-762 S 4th Street, a two-building mixed-use assemblage offered for sale in Queen Village. The property is fully occupied and stabilized, with two ground-floor commercial spaces and four residential units on the floors above. The asset has been professionally managed for over five years and is described as being in strong condition.
Located in Queen Village, the property benefits from Philadelphia’s long-established neighborhood character and its proximity just south of Center City, as described in the remarks. The commercial area is characterized by South Street and Fabric Row as a retail and service destination.
This configuration supports an income-producing mix of street-level commercial space with residential units within the same assemblage.
Located in Queen Village, the property benefits from Philadelphia’s long-established neighborhood character and its proximity just south of Center City, as described in the remarks. The commercial area is characterized by South Street and Fabric Row as a retail and service destination.
This configuration supports an income-producing mix of street-level commercial space with residential units within the same assemblage.
Key Highlights
- 760‑762 S 4th Street: two‑building mixed‑use assemblage in Queen Village, Philadelphia
- Fully occupied asset with two ground‑floor commercial spaces and four residential units above
- Professionally managed for over five 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
$110,137
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
5.86%
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%
$2,202,740
$2.2M
Cap Rate 7%
$1,573,386
$1.6M
Cap Rate 9%
$1,223,744
$1.2M
Market Conditions
NOI Build-Up for 6,454 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
$166.5K $25.80/SF
− Vacancy
−$9.2K −$1.42/SF
EGI
$157.3K $24.38/SF
− OpEx
−$47.2K −$7.31/SF
NOI
$110.1K $17.06/SF
Area
Philadelphia, PA
Vacancy
5.51%
Lease Rate
$25.80 /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%
$2,202,740
Cap Rate 7%
$1,573,386
Cap Rate 9%
$1,223,744
Alternative Uses
Best Use
Multifamily LT 5
$1.57M
$1.38M – $1.84M
NOI $110,137 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$1.45M
$1.27M – $1.69M
NOI $101,518 @ 7.0% cap · market cap 5.40%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
5,467
Businesses Nearby
Explore this area
Business Placement
Demographics for 19147, PA
41,096
Population
20,735
Households
2
Avg Household Size
36
Median Age
69%
College-Educated
93%
High-School Grad
1.3 sq mi
ZIP Area
31,612
Density / Sq Mi
$104,190
Median Household Income
$71,905
Median Earnings
$1,679
Median Rent
$524,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied two-building mixed-use asset with two ground-floor commercial spaces and four residential units above.
Where is this mixed-use property located?
The property is located at 760 S 4th St Philadelphia, PA.
What is the asking price?
The asking price for this property is $1,880,000.
What are key features of this property?
This property features: 760‑762 S 4th Street: two‑building mixed‑use assemblage in Queen Village, Philadelphia; Fully occupied asset with two ground‑floor commercial spaces and four residential units above; Professionally managed for over five years
