Category Archives: Services

Finding an Office Sublease: 7/7/2021- By: M S Fox Real Estate Group

Once you understand the value of a Sublease and you are willing to accept the constraints associated with the sublease, how do you find the right sublease that provides your firm with the benefits that can be had? Namely Price and Enhanced Improvements.  At any given point in time, the market is filled with offerings of subleases in the market. However, most of these advertised subleases are not real.


  1. Often times Tenants advertise space available as a Sublease, however that space is occupied and not available unless the Tenant secures a subtenant willing to pay the same rent the Tenant is paying to the Landlord and  the underlying Tenant secures replacement space satisfactory to the Tenant. You can imagine the waste of time getting involved with a transaction with those unknowns.
  2. Tenants can be in default of their lease as a result of non- payment of rent. Landlords will not provide consent to a Subtenant under this scenario.
  3. The Tenant is not financially strong enough to pay the Landlord the delta cost in the event he accepts your below market offer.
  4. The Lease has termination rights that are not disclosed in the advertised offering. One could begin negotiations on a 4 year sublease term, and find out the Tenant has a termination right 2 years into your 4 year sublease.
  5. The Sublease term being offered has less than a year left on the term.

What should you do?

Hire a broker that understands how to find and negotiate a below market deal. Call Mike Fox at 215-568-8000

Notable 2015 Real Estate Transactions Consummated by M.S. Fox Real Estate Group In Philadelphia

3800 Horizon Boulevard

  • Banks Apothecary- An independent accredited Specialty Pharmacy.
  • Address: 3800 Horizon Blvd. Trevose, PA
  • Transaction: Leased 4,700 RSF for 7 years
  • Michael Fox


Mount Sinai

  • Mount Sinai : Hospital Address: 400 Reed Street
  • Tranaction: Sold 300,000 RSF
  • Value: $6m
  • Anthony Falcone



  • Penn LightingManufacturer rep for commercial and residential lighting
  • Address: 417 North 8th Street
  • Transaction: Leased 10,800 RSF for 7 years
  • Brett Fox, Michael Fox, Anthony Falcone



  • Rescue Spa- Premier luxury day spa
  • Address: Medical Arts located at 1601 Walnut Street 
  • Transaction: Expanded to 7,873 RSF for 10 years 
  • Scott Lewis


2913 Kensington Ave

  • Prevention Point - Multi-service public health organization
  • Address: 2913-15 Kensington Avenue
  • Transaction: Leased 23,000 RSF for 10 years
  • Karl Schwemlein
  • IntegriChainTechnology company offering the leading cloud platform used by healthcare suppliers
  • Address: 8 Penn Center, 1628 John F. Kennedy Boulevard
  • Transaction: Expanded to 10,500 RSF
  • Michael Fox



Ground Floor Suite Available for lease at 417 North 8th Street Under Construction


N 8th St - Exterior, 08.07.2015

N 8th St - Interior, 08.07.2015







The ground floor space at 417 N 8th street, once occupied by shampoo nightclub, is under construction to be converted into 13,500sf of creative office space. Ownership is also investing in other capital improvement including new lobby renovations and improvement to the exterior entrance of the building. This particular space is a bi level suite with it own private entrance. The open floor plan will showcase the buildings architecturally unique features. Some of these features include:

  • 13,527 SF Available For Lease
  • Self Contained Bi-Level Suite
  • Private Glass Entrance
  • Prominent Exposure & Presence
  • On-Site Parking
  • New Windows with Abundant Light
  • Exposed Brick, Timber Columns & Ceiling
  • New Lobby with Eco-Plant Wall
  • Bike & Pet Friendly
  • $20.00 Square Foot

For Lease Inquires : Please Contact

Tony Falcone or Brett Fox at 215-568-8000

Karl Schwemlein Awarded 2014 Broker of the Year, Center City Philadelphia

Karl AwardM.S. Fox Real Estate Group is Pleased to announce that Karl Schwemlein has been awarded the Center City Philadelphia 2014 Broker of the Year for his outstanding performance & Deal Making! A few of his recently completed lease transactions are featured below

23,000 SF medical treatment facility on Kensington Avenue

9,772 SF New River Health & Wellness Lease at 1 Brown Street, Philadelphia

4,800 SF Dental Solutions lease at Central Square Shopping Center in NorthEast Philadelphia

5,151 SF renewal and expansion – Nutche Chiropractic at 1608 Walnut Street

2014 Costar Power Broker Awarded to Michael Fox : Office Space Leasing in Philadelphia

2014_PB_TopBroker_logo_finalM.S. Fox Real Estate Group is pleased to announce that President Michael S. Fox has been named a 2014 CoStar Power Broker TM by CoStar Group, Inc. , the leading provider of commercial real estate information, analytics and online marketplaces. This annual industry award recognizes distinguished professionals in commercial real estate brokerage by highlighting the achievements of the firms and individual brokers who closed the highest transaction volumes in commercial property sales or leases in 2014 within their respective markets.
Michael Fox qualified as one of the top commercial brokers in Center City, Philadelphia based on the total leasing transactions he closed during the year 2014.

November 2014: Recent Lease Transactions Consummated by M.S. Fox Real Estate Group Inc.

M.S. Fox Real Estate Group, Inc. is pleased to announce the following Lease Transactions totaling over 32,000 square feet:

601 Davisville Road Y2K9First Transaction, the Tenant, Y2K9, leased +/-15,000 square feet for a 10 year term at 601 Davisville Rd. Willow Grove, PA. Y2K9 is a dog training organization that offers a wide curriculum of training classes; including obedience, agility, and freestyle dance. Michael Fox of M.S. Fox Real Estate Group represented the Tenant. Arlington Group represented the Landlord, Premier Office Solutions.

509-15 OldYorkRdSecond Transaction, the Tenant, Barry Levin DMD, leased 4,000 square feet for a 13 year term at 509-15 Old York Road Jenkintown, PA. Barry Levin DMD is a periodontist who specializes in dental implants. Michael Fox and Brett Fox represented the Tenant Barry Levin DMD. Abrams Real Estate and Development represented the Owner.

 Third Transaction, the Tenant, New River Health & Wellness, signed a 10 year lease for 9,722 SF on the ground floor of The Penthouses at 1 Brown Street Philadelphia, PA. New River Health & Wellness is a medical complex dedicated to rehabilitation and fitness. Karl Schwemlein of M.S. Fox Real Estate Group represented the Tenant.

2300 ChestnutFourth Transaction, the Tenant, Crossfit Rittenhouse, leased +/- 5,000 square feet for a 7 year term at 2300 Chestnut Street Philadelphia, PA. Cossfit Rittenhouse is Philadelphia’s elite fitness center, offering custom designed training to meet the individual goals of their members. Brett Fox of M.S. Fox Real Estate Group represented the Tenant.


Lease Transaction at 2 Bala Plaza, Bala Cynwyd, PA 19004

LearnquestMichael Fox of M.S. Fox Real Estate Group Inc. is pleased to have represented Learnquest in the relocation of their corporate office to 2 Bala Plaza in Bala Cynwyd Pennsylvania for a 5 year lease term. Learnquest is an international corporation that provides education solutions to a multitude of different corporations. These education solutions enable corporations to train their staff on the latest business skills, information & technology. Recently Learnquest became a premier business partner with IBM. Becky Talbot and Janet Guilianni of Tishman Speyer Properties represented the landlord Bala Plaza Property Inc.

July 2014 Sale & Lease Transactions Completed by M.S. Fox Real Estate Group, Inc.


M.S. Fox Real Estate Group, Inc. is pleased to announce the following Sales Transactions:

1313 Race Street Philadelphia, PA - The Buyer, Bentley Saul, purchased1313 Race Street, consisting of approximately 2,400 square feet, from the Seller, Raymond Quaglia, at a price of $495,000. Tony Falcone and Scott Lewis of M.S. Fox Real Estate Group represented both the Buyer & Seller on this transaction.

100 Gaither Drive Mt. Laurel, NJ – The Buyer, Wu & Associates a general contracting firm, purchased 100 Gaither Drive from the Seller, Monroe Business Centers, for a price of $800,000. 100 Gaither Drive in Mount Laurel, NJ is a one story office building consisting of 10,000 square feet. Frank Bobrow Vice President at M.S. Fox Real Estate Group was the sole broker in this transaction.

M.S. Fox Real Estate Group, Inc. is also pleased to announce the following Center City Lease Transactions totaling over 25,000 square feet:

First Transaction, the Tenant, OIC of America, leased 15,413 square feet for a 5 year term at 444 N. 3rd Street. OIC of America is a non-profit organization that provides education, training, employment, and housing services to economically disadvantaged individuals. Anthony Falcone of M.S. Fox represented the Landlord, Ranstead Associates, LLC and Mark Adzick from CBRE represented OIC of America.

Second Transaction, the Tenant, Health Strategies & Solutions, Inc., renewed its lease for 10,500 square feet for an 8 year term at Eight Penn Center. Health Strategies & Solutions, Inc. is a national health care strategy firm. Michael Fox represented the Landlord ASI Management. David Healey from Jones Lang LaSalle represented Health Strategies & Solutions Inc.

Third Transaction, the Tenant, Republic First Bank, has renewed its lease on the ground floor of the Medical Arts Building. The aggregated rent was over $800,000 for a 5 year term. Scott Lewis of M.S. Fox Real Estate Group represented the Landlord, ASI Management.

Recognize the Advantage of a Sublease


When you are considering various lease options, consider subleasing office space. You can often secure highly upgraded space with high end interior finish at no additional cost. In addition, the length of the lease term is generally shorter, therefore you have less of a financial obligation. Credit requirements and security deposits are generally less stringent.

Rental rates are more negotiable but do not expect generous tenant improvement packages from the Sub-landlord. Keep in mind that the paperwork is sometimes cumbersome as you have to execute a sublease agreement and a Consent Letter with the Prime Landlord.