Mixed-Use Property with Office
For Sale
$650,000
815 S 4th St, Philadelphia, PA 19147
Two commercial spaces and two newer 1-bedroom apartments are housed in a concrete block mixed-use building.
Property Size2,430 SF
Price / SF$267.49
Days on Market49
Property Features for 815 S 4th St
General Information
Standard status
Active
Size
2,430 SF
Building Details
Year Built
2008
Construction
concrete block
Listing Agency:
BHHS Fox & Roach-Center City Walnut
Listed By:
Patrick M Conway · License #RS217990L
(215) 266-1537
Source:
Premierehomegroup
Added: Jul 28
Changed: Sep 12
Last Checked: Sep 13 at 11:42AM
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 BHHS Fox & Roach-Center City Walnut
Investment Insights
Based on property information with market context.
This mixed-use property was built from the ground up with concrete block construction and features two commercial spaces plus two newer 1-bedroom apartments. The first-floor commercial space includes a large open floor plan, marble floors, a full bath, and a private yard that could function well as a professional office setting. The second and third floors are configured as two large 1-bedroom apartments with hardwood floors and newer kitchens.
The building is located in Queen Village along the Fabric Row area. It offers separate, self-contained units throughout the commercial and residential levels.
The commercial and residential components are arranged with a first-floor and basement layout for the commercial space, and second- and third-floor layouts for the two apartments, supporting flexible day-to-day access between uses.
The building is located in Queen Village along the Fabric Row area. It offers separate, self-contained units throughout the commercial and residential levels.
The commercial and residential components are arranged with a first-floor and basement layout for the commercial space, and second- and third-floor layouts for the two apartments, supporting flexible day-to-day access between uses.
Key Highlights
- 2008 mixed‑use building with 2 commercial spaces and 2 one‑bedroom apartments
- Concrete block construction built from the ground up
- 1st floor commercial space plus basement features large open floor plan, marble floors, full bath, and private yard
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
$41,468
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
6.38%
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%
$829,360
$829.4K
Cap Rate 7%
$592,400
$592.4K
Cap Rate 9%
$460,756
$460.8K
Market Conditions
NOI Build-Up for 2,430 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
$62.7K $25.80/SF
− Vacancy
−$3.5K −$1.42/SF
EGI
$59.2K $24.38/SF
− OpEx
−$17.8K −$7.31/SF
NOI
$41.5K $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%
$829,360
Cap Rate 7%
$592,400
Cap Rate 9%
$460,756
Alternative Uses
Best Use
Multifamily LT 5
$592.4K
$518.4K – $691.1K
NOI $41,468 @ 7.0% cap · market cap 6.38%
Second Best
Apartment 5plus
$546.0K
$477.8K – $637.1K
NOI $38,223 @ 7.0% cap · market cap 5.88%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
3,401
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
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Market
Vacancy Rate% for Office in Philadelphia, PA
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two commercial spaces and two newer 1-bedroom apartments are housed in a concrete block mixed-use building.
Where is this mixed-use property located?
The property is located at 815 S 4th St Philadelphia, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2008 mixed‑use building with 2 commercial spaces and 2 one‑bedroom apartments; Concrete block construction built from the ground up; 1st floor commercial space plus basement features large open floor plan, marble floors, full bath, and private yard
