1325 Spruce St
Boutique, Turn-key Short-term Rental Opportunity
Marketing description
This offering presents the rare opportunity to acquire 1325 Spruce St (aka the Thena Hotel), a fully operational, nine-unit boutique hotel / short-term rental building strategically located in the heart of Philadelphia’s Center City. Situated just steps from the Avenue of the Arts, this 4,865 sq ft, four-story masonry building is perfectly positioned to capitalize on Philadelphia’s booming tourism and short-term rental (STR) market.
The property has been successfully operated with a staff-less model, catering to a mix of short-term vacationers and longer-term corporate and student tenants. With significant upcoming international events and clear paths to enhance operational revenue, the property represents a premier turnkey investment poised for substantial growth. A new operator can immediately unlock significant upside by implementing targeted operational and marketing enhancements that the current owner has not pursued.
Property Highlights:
Zoning: CMX-5 (High Density Commercial Mixed Use)
Lot Configuration: Block-to-block access (Spruce to Manning Street)
Parking: Large rear area with gated access for parking and loading
Visibility: Right off Broad St and steps away from City Hall
Frontage: 20 ft along Spruce St
Use Case: Ideal for boutique STR operator
Status: Currently run as the Thena Hotel with active STR booking across multiple platforms
Investment highlights
Investment Highlights:
Premier Turnkey STR Asset - The hotel is perfectly set up for nine STR units, featuring a large basement ideal for maintenance and cleaning operations and valuable rear parking for operational efficiency or paid guest use.
Unmatched Location & Demand - Located in the heart of Center City, the property is surrounded by Philadelphia's top dining, entertainment, and cultural attractions. Its proximity to the Convention Center, City Hall, the Avenue of the Arts, and corporate offices drives consistent demand from both leisure and business travelers.
Major Revenue Catalysts Ahead Philadelphia is set to host a series of massive, international events that are projected to cause lodging rates to surge, including:
2026 FIFA World Cup
2026 MLB All-Star Game
PGA Championship at Aronimink
NCAA March Madness Tournament Games
USA's 250th Anniversary Celebrations (Semiquincentennial)
Proven Operating Model The current owner has found significant success in securing longer-term tenants (2-8 months) from corporate relocations and students at significant premiums to long term lease rates, providing a stable income base to complement daily STR revenue.
Strong In-Place Reputation The property boasts approximately 4.8-star reviews across various booking sites, a valuable asset that could potentially be selectively transferred to a new owner.
Value Add Opportunity:
Upgraded Design and Brand Successful STRs nearby use thoughtful design and cohesive Philly themes to achieve ADR’s 25-50% higher than current operations.
Enhanced Digital Marketing A new owner can more effectively market the property through professional video media, streamlined booking, and stronger social media to drive direct bookings and reduce reliance on third-party platforms.
Minor Cosmetic / “Look and Feel” Upgrades Selective cosmetic improvements - modernized foyer, updated finishes, and curated decor - can improve guest perception, elevate reviews, and justify higher ADRs with minimal capital investment.
Revenue Optimization Adding convertible sleeping arrangements and creating curated local experience partnerships can expand guest capacity and generate incremental income streams.
Operational Efficiencies A data-driven operator can implement dynamic pricing models and streamlined systems to capture higher revenue during city-wide events and seasonal peaks.
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