$re = '/\R+(\z)?/m';
$str = '2400 Highway 31 SW
FooBar
AL
37770
';
$subst = "${1:+: }";
$result = preg_replace($re, $subst, $str);
echo "The result of the substitution is ".$result;
Please keep in mind that these code samples are automatically generated and are not guaranteed to work. If you find any syntax errors, feel free to submit a bug report. For a full regex reference for PHP, please visit: http://php.net/manual/en/ref.pcre.php