A long-vacant, three-story chocolate factory in the Frankford neighborhood of Philadelphia has been transformed into a sweet new community hub.
When Concilio de Organizaciones Hispanas de Filadelfia — a local Latino nonprofit organization that delivers critical social, educational, cultural, prevention and intervention programs to underserved youth and families — needed a new home due to an expiring lease, Blueprint Commercial and D3 Developers had the perfect place.
Concilio has leased the second and third floors — totaling 47,544 square feet — at the former chocolate factory at 2201 Margaret St. The lease earned a 2025 CoStar Impact Award for lease of the year in Philadelphia, as judged by real estate professionals familiar with the market.
Through close collaboration between Blueprint, D3, tenant representative Delphi Property Group and Concilio, the parties efficiently navigated the letter of intent and lease agreement phases within weeks, ensuring the project stayed on track for a summer 2025 delivery of a fully built-out space, which is currently under construction.
This caliber of socially motivated development is unparalleled in Frankford, a neighborhood that has historically been overlooked for large-scale, community-focused investment. Prior to this redevelopment, the block surrounding 2201 Margaret St. was marked by abandoned cars and illegal dumping.
Since the project's inception, the area has undergone significant positive change — debris has been cleared, the streets have been cleaned and new residents have moved into the immediate neighborhood. This lease serves as a catalyst for economic revitalization in the Frankford neighborhood. Concilio's presence introduces vital social services to a historically industrial and residential community, fostering inclusivity and driving local economic activity.
Additionally, the ground floor of the building remains poised for future retail or commercial tenants, ensuring a balanced mixed-use development that appeals to a diverse population and further strengthens the local economy. Notably, Blueprint Commercial is also in the final stages of securing a lease with a woman- and minority-owned childhood learning group.
Financing this project presented notable challenges, particularly given the building's historic status and Concilio's nonprofit designation. D3 pursued and secured new market tax credits and historic tax credits to support the redevelopment. Recognizing the typically lengthy nature of these processes, D3 expedited approvals to meet critical project milestones and adhere to Concilio's timeline.
About the project: Concilio's 10-year lease of the adaptive reuse of this historic building at 2201 Margaret St. demonstrates innovative design and sustainability practices. In partnership with ISA, a Philadelphia-based architecture firm known for its thoughtful design and community-centered projects, D3 balanced the preservation of the building's historic character with modern upgrades to meet Concilio's operational needs. The integration of energy-efficient systems and wellness-oriented design elements sets a new standard for sustainable redevelopment in the region.
What the judges said: "This was the best example of need/use match of all the candidates. It is a great fit for the neighborhood and is a positive example of private development servicing the residents of the neighborhood it invests in," admired Mike McNelis, a regional director for Outlook Management Group.
"The creative mix of funding in the capital stack and the integration of a community-serving organization bringing new life to an adaptive-reuse project makes the chocolate factory the winner to me," added Gina Lavery, executive vice president and principal of Econsult Solutions.
They made it happen: Maddie Whitehead, managing principal, and Gerry Smith, principal, Blueprint Commercial; Jamie Weiner, president, Delphi Property Group.