Editor’s Note: A version of this story was published in the Spring 2025 issue of Extant, a publication of the Preservation Alliance for Greater Philadelphia.
Photo: Peter Woodall
The Sprucemont
Location: 257 South 16th Street
Built: 1916
Threat: Vacancy
The Sprucemont, a Beaux-Arts masterpiece, rises 16 stories in the heart of Philadelphia’s Rittenhouse-Fitler historic district. It was built in 1916 by architect Frederick Webber, known for his grand apartment houses and hotels, including the Touraine at 1520 Spruce Street.
Despite its local designation within the Rittenhouse-Fitler historic district and its structural soundness, the Sprucemont now stands vacant and decaying. In 2019, developers purchased the building with a multimilliondollar redevelopment plan to transform the building into 61 modern rental units. Escalating costs and extensive system updates derailed the project. The developers defaulted on a $14 million loan, halting all work in 2022. Legal disputes and bankruptcy filings caused the developers to lose control of the building in November 2023. The Court of Common Pleas approved a request to place the building in receivership while financial matters are worked out in court.
Now, with windows shattered and graffiti creeping up the elevations, the property continues accumulating violations from the Department of Licenses and Inspections. Originally conceived as a hotel and later converted into apartments, the Sprucemont has the potential to meet Philadelphia’s housing needs once again. With its ideal location and historic character, it could attract residents seeking the unique charm of the city’s landmark buildings.
Photo: Peter Woodall
Old Main
Location: 3 Seminary Avenue, Upland, Pennsylvania
Built: 1858
Threat: Neglect
Old Main, on the Crozer-Chester Medical Center campus, was built in 1858 by industrialist John P. Crozer to house Upland Normal Institute, which provided education to underserved children. Samuel Sloan designed this three-story, stucco-coated stone building with an F-shaped layout, central cupola and geometric pilasters that exemplifies mid-19th-century institutional architecture.
During the Civil War, it served as an Army hospital, treating more than 6,000 casualties from both sides and leaving behind soldiers’ names etched in its iconic cupola. In 1868, it was converted into the Crozer Theological Seminary, where it nurtured many leaders, including Martin Luther King Jr.
King’s years at Crozer profoundly shaped his philosophy of nonviolence and social justice. Living and studying at Old Main, he embraced the Christian social gospel, was elected student body president and graduated valedictorian in 1951. The building’s serene surroundings fostered his intellectual and spiritual growth, preparing him for the transformative leadership he would later embody.
Added to the National Register of Historic Places in 1973, the building has been underutilized for years. Ongoing financial and operational instability within the Crozer-Chester Medical Center system has added to its precarious state. Crozer-Chester Medical Center’s struggles have drawn the attention of the Pennsylvania state government, which has intervened to stabilize the health care provider. However, Old Main remains at risk, with no clear preservation plan in place. The Preservation Alliance is consulting with the Friends of Old Main to help raise awareness of the building’s significance and advocate for its preservation.
Photo: Peter Woodall
Joe Frazier’s Gym
Location: 2917 North Broad Street
Built: 1895
Threat: Neglect
Joe Frazier’s Gym is steeped in cultural, historical, and social significance. Built in 1895 as a warehouse, it became a gym in 1968 where “Smokin’ Joe” Frazier, Olympic gold medalist and World Heavyweight Champion, prepared for legendary bouts, including his 1971 “Fight of the Century” against Muhammad Ali.
Following his 1975 retirement, Frazier trained boxers at the gym, including Golden Gloves Heavyweight Champion Duane Bobick, Bert Cooper, and Olympic medalist Terrance Cauthen. More than just a training facility, the gym served as a community hub for more than 25 years, offering mentorship and opportunity to North Philadelphia’s youth. Through the gym, Frazier empowered generations of boxers and instilled values of hard work and perseverance.
Financial hardship forced Frazier to sell the building in 2008. Since his passing in 2011, a series of neglectful owners have left the gym vacant and in disrepair with mounting Department of Licenses and Inspections violations and unpaid taxes. Listed on the Philadelphia Register of Historic Places in 2013, it is protected from demolition, but faces an uncertain future.
In December 2024, the building was listed for sale at a prohibitive asking price, hindering efforts to find a preservation-minded buyer. A committed buyer can restore this landmark, celebrating its pivotal role in Philadelphia’s boxing history and inspiring future generations. Saving Joe Frazier’s Gym is more than preserving a structure. It is an opportunity to honor the legacy of a man who inspired a city and a nation.
For a deeper understanding of the importance of Joe Frazier’s Gym, listed below, listen to episode 3 and episode 4 of season 2 of Song of Philadelphia, Hidden City’s podcast, available on Spotify and Apple.
The Supucemont
Credible buyers can be found to finish the job left unfinished by high interest rates. Hopefully it will sail smoothly towards a finish on the end line.
Joe Frazier’s GYM.
What is needed is a strong commitment to bring it back to its previous glories. Failing that, a better location in Philadelphia where more people will come by to watch the training going on. Failing that will lead to its demolition as nothing is guaranteed.
Old Main, Upland, Pa.
Best answer I can give is that its eventual demolition will lead to a new hospital constructed on its site which will attract investment to make it happen.