69th Street District, a Ben Ashkenazy Property

Retail & Dining Thrive at Upper Darby’s 69th Street District

A Historic Philadelphia Retail District Embraces Its Next Chapter

Across the Philadelphia region, retail corridors are adapting to post-pandemic consumer trends — and Upper Darby’s 69th Street District is emerging as a standout. With a strong lineup of national brands, off-price retailers, and fast-growing dining concepts, this historically significant retail strip is evolving into a vibrant destination for shoppers and diners alike.

Strategic ownership and reinvestment by Ashkenazy Acquisition Corporation, led by founder Ben Ashkenazy, helped reshape the district’s leasing momentum. The firm’s full ownership stake in 69th Street positions it to create a tenant mix that taps into today’s strongest-performing retail sectors.

While Upper Darby’s 69th Street District continues to face headwinds — including some lingering vacancies among legacy retail spaces — new leasing activity and tenant investment reflect a clear shift. Against the broader backdrop of urban-suburban retail recovery, targeted efforts to refresh the corridor’s tenant mix are helping position 69th Street for renewed long-term relevance.

Historic Roots Shape 69th Street's Identity

The 69th Street District in Upper Darby has been a significant retail hub since the early 20th century. Its development closely tied to the expansion of the Market Street Elevated line, which opened in 1907, making the area a terminus for commuters and fostering commercial growth. Real estate developer John McClatchy played a pivotal role in shaping the district during the 1920s and 1930s, introducing numerous Art Deco buildings that contributed to the area’s unique architectural character. Notable landmarks from this era include the Moorish-style McClatchy Building, the Romanesque 69th Street Terminal, and the Classical Revival Tower Theater, which has been a prominent entertainment venue since its opening in 1927. Source: https://preservationalliance.com/tours/69th-street-historic-district/

The district’s strategic location and architectural significance have made it a focal point for both commerce and community life in Upper Darby. Efforts to preserve and revitalize the area continue, ensuring that the 69th Street District remains a vibrant part of the region’s heritage.

Retail Evolution: Classic Anchors Meet New Growth Drivers

While traditional department stores continue to play an important role in many shopping centers, the strongest retail environments today blend established anchors with vibrant dining, entertainment, and off-price offerings. That dynamic is clearly visible along 69th Street, where a curated mix of national brands reflects broader trends reshaping the sector.

Value-driven retailers like Saks Off Fifth, Ross Dress for Less, T.J. Maxx, and Marshalls anchor the district’s off-price momentum, offering accessible fashion and essentials to a diverse customer base. Meanwhile, new arrivals such as Baba’s Halal and Hangry Joe’s Hot Chicken and Wings are revitalizing the food scene, introducing fast-casual dining concepts focused on quality, bold flavors, and speed of service.

As consumer behavior continues to shift toward affordability, convenience, and experience, retail corridors like 69th Street are becoming important models for suburban-urban revitalization — balancing heritage with innovation to attract a new generation of shoppers.

Transit Access and Urban Density Drive Growth

One of 69th Street’s major advantages is its unparalleled accessibility. Located steps from the 69th Street Transportation Center — one of SEPTA’s busiest transit hubs — the district directly connects downtown Philadelphia with the surrounding suburbs. This steady foot traffic and public transportation access have helped stabilize tenant demand, even during broader market volatility. As consumers seek urban amenities without the costs associated with core city centers, walkable suburban downtowns like Upper Darby are capturing greater attention from national retailers. Thanks to affordable rents, strong transit connections, and a dense surrounding population, the 69th Street District stands ready to capture growth as retail and residential trends shift across the Philadelphia metro area.

Strategic Ownership Reshapes 69th Street's Retail Landscape

Ownership consolidation across the 69th Street District is redefining how suburban downtowns adapt in today’s market. Rather than fragmenting leasing decisions across multiple landlords, unified ownership under Ashkenazy Acquisition Corporation enables faster dealmaking, coordinated upgrades, and a clear long-term vision for the corridor’s evolution.
This streamlined control has helped the district respond quickly to shifting tenant demand, positioning it for steady momentum as consumer preferences evolve.

Poised for the Next Cycle of Retail Evolution

While many retail headlines focus on distressed malls and vacancy spikes, districts like 69th Street tell a more optimistic story. As retailers increasingly prioritize flexible, high-visibility locations connected to daily foot traffic, 69th Street offers an ideal blueprint for suburban-urban success.

Its adaptable footprint, strategic ownership, and accessible pricing point to an asset poised to outperform in the next phase of retail market recovery — proving that smart repositioning at the street level can drive durable growth.

Property Highlights – 69th Street District, Upper Darby, PA

Location: S 69th St and Market St, Upper Darby, PA 19082

Ownership: Ashkenazy Acquisition Corporation (Ben Ashkenazy, Founder and CEO)

Overview:

Premier urban retail corridor spanning over 10 city blocks
Approximately 800,000 square feet of retail and office space
Adjacent to one of SEPTA’s busiest transit hubs, transporting 34,000+ passengers daily
Over 60 national, regional, and local tenants historically anchored the district

Current Key Retailers:

Burlington
Ross Dress for Less
J. Maxx
Marshalls
Five Below
Foot Locker
City Blue
Additional local shops and service providers

Recent Dining Additions:

Baba’s Halal
Hangry Joe’s Hot Chicken and Wings
Dunkin’
Local eateries and quick-service options

Key Features:

Walkable, pedestrian-friendly design
Strong transit-linked foot traffic
Evolving tenant mix focused on value, dining, and service retail
Strategic revitalization efforts underway

Transportation Access

SEPTA 69th Street Transportation Center

One of the largest and busiest transit hubs in the Philadelphia region
Serves SEPTA’s Market–Frankford Line (subway-elevated rail), Norristown High Speed Line, and multiple trolley routes (Routes 101 and 102)
Over a dozen SEPTA bus routes connect through this hub, linking Upper Darby with Philadelphia, Delaware County, and surrounding suburbs

Direct access to Center City Philadelphia

Approximately 15 minutes by Market–Frankford Line (MFL) to downtown

Regional connections

Easy transfers to Amtrak, regional rail lines, and other major Philadelphia transportation networks

Walkability

Pedestrian-friendly environment with direct access to shops, dining, and services immediately surrounding the station

Local Attractions Near 69th Street District

Tower Theater (historic live music venue near the district)
Upper Darby 69th Street Recreation Area (local green spaces and parks nearby)
Dining Options: Baba’s Halal, Hangry Joe’s Hot Chicken and Wings, Dunkin Donuts, and several local eateries within walking distance
Upper Darby International Festival
Historic landmarks: Sellers Hall, Lower Swedish Cabin
Terminal Square: Diverse food scene nearby

Nearby Neighborhoods

The 69th Street District serves not only Upper Darby but also neighboring communities like West Philadelphia, Drexel Hill, and Lansdowne, providing a central shopping and transit hub for the broader Delaware County and western Philadelphia suburbs.

In the News

Upper Darby Aims to Revitalize 69th Street District – Delco Today
Ben Ashkenazy Expands 69th Street Retail Corridor – Business Insider
Ben Ashkenazy Takes Full Ownership of 69th Street – Business Insider</_