Storefront with Courtyard
New
For Sale
$279,900
818 S 4TH ST #A A, Philadelphia, PA 19147
First-floor commercial space combines display windows, tall ceilings, updated lighting, and lower-level support areas.
Property Size1,100 SF
Price / SF$254.45
Days on Market4
Property Features for 818 S 4TH ST #A A
General Information
Standard status
Active
Size
1,100 SF
Additional Details
Floor
1
Amenities
large retail windows
high ceilings
new track lighting
newly installed powder room
small kitchen area
storage space
full bathroom
central air
electric heat
shared courtyard
Listing Agency:
KW Empower
(215) 627-3500
Listed By:
Christopher K Somers · License #RS278328
(267) 987-4443
Source:
Towncentermd
Added: Aug 30
Changed: Aug 31
Last Checked: Sep 2 at 3:56AM
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 KW Empower
Investment Insights
Based on property information with market context.
This commercial storefront occupies the first floor at 818 S 4th St #A in Philadelphia’s Queen Village. The main level features expansive retail windows, high ceilings, track lighting, and a newly added powder room. A lower level provides a compact kitchen area, substantial storage, and a full bathroom. Central air and electric heat serve the premises.
The rear entrance connects to a shared courtyard, providing an outdoor setting for meetings or breaks. The property is situated on the 800 block of S 4th St, an eclectic corridor with a mix of residential and commercial occupants. Nearby amenities include cafes, restaurants, and Mario Lanza Park.
The space is currently operated as a ladies salon under a lease scheduled to expire on August 31, 2026. Total area is 1,100 square feet, with the existing configuration supporting office or retail use.
The rear entrance connects to a shared courtyard, providing an outdoor setting for meetings or breaks. The property is situated on the 800 block of S 4th St, an eclectic corridor with a mix of residential and commercial occupants. Nearby amenities include cafes, restaurants, and Mario Lanza Park.
The space is currently operated as a ladies salon under a lease scheduled to expire on August 31, 2026. Total area is 1,100 square feet, with the existing configuration supporting office or retail use.
Key Highlights
- 1,100 square feet of commercial space in Queen Village
- Large retail windows, high ceilings, and track lighting on the first floor
- Lower level includes kitchen area, storage, and full bathroom
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
$12,432
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
4.44%
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%
$248,640
$248.6K
Cap Rate 7%
$177,600
$177.6K
Cap Rate 9%
$138,133
$138.1K
Market Conditions
NOI Build-Up for 1,100 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
$19.8K $18.00/SF
− Vacancy
−$2.0K −$1.85/SF
EGI
$17.8K $16.15/SF
− OpEx
−$5.3K −$4.84/SF
NOI
$12.4K $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%
$248,640
Cap Rate 7%
$177,600
Cap Rate 9%
$138,133
Alternative Uses
Best Use
Retail
$177.6K
$155.4K – $207.2K
NOI $12,432 @ 7.0% cap · market cap 4.44%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$268.2K
$234.6K – $312.9K
NOI $18,771 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,467
Businesses Nearby
53k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 54%
Groceries 24%
Shops & Services 13%
Beauty & Spa 8%
Dunkin' Donuts
Dining
14,001 visits/mo
0.5 miles
ACME Markets
Groceries
12,615 visits/mo
0.4 miles
Kung Fu Tea
Dining
7,072 visits/mo
0.4 miles
TD Bank
Shops & Services
6,416 visits/mo
0.3 miles
Starbucks
Dining
6,328 visits/mo
0.5 miles
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 Retail in Philadelphia, PA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - First-floor commercial space combines display windows, tall ceilings, updated lighting, and lower-level support areas.
Where is this storefront property located?
The property is located at 818 S 4TH ST #A A Philadelphia, PA.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 1,100 square feet of commercial space in Queen Village; Large retail windows, high ceilings, and track lighting on the first floor; Lower level includes kitchen area, storage, and full bathroom
