1500 N 4th St – Philadelphia, PA

📈 Why this wins:

• The ”Corner” Premium: High visibility for commercial tenants on the ground floor + excellent natural light for the units above.

• Neighborhood Momentum: 1500 N Philip St (0.2 mi) sold for $893k recently. The retail demand here is sky-high.

• Zoning Flexibility: CMX-2 allows for a retail/office ground floor with apartments above, or a full multi-family conversion (subject to permits).

  💎 Premium Mixed-Use & Multi-Family (ARV $700k+)

  • 1336 N 7th St (0.4 mi) — Sold $960,000 | Multi-Family | (Recent 2025)

    • Note: This is the high-water mark for larger multi-unit buildings nearby.

  • 2143 N Front St (0.6 mi) — Sold $695,000 | Mixed-Use/Apartments | (01/09/26)

    • Direct CMX support for a renovated apartment/commercial mix.

  • 182 E Huntingdon St (0.8 mi) — Sold $700,000 | 6 bd / 6 ba Duplex | (01/09/26)

  ⚖️ Mid-Tier Renovated Rows (ARV $450k – $550k)

  • 2210 N Hancock St (0.5 mi) — Sold $500,000 | 3 bd / 4 ba | (02/06/26)

  • 1506 N 4th St (Next Door) — Estimated $451,100 | 6 bd / 2 ba

    • This is your direct neighbor. It proves that the ”block value” for a large-footprint home is significantly higher than a standard 3-bedroom.

  🔻 The ”Shell” & Land Comps (Wholesale Benchmarks)

  • 1920 N 2nd St (0.3 mi) — Sold $110,000 | Land/Lot only | (02/13/26)

    • If a bare lot costs $110k, a 2,500 sq ft structure with ”good bones” is easily worth $180k–$210k as-is.

  • 2417 N 4th St (0.6 mi) — Sold $180,000 | Studio/Shell | (02/06/26)