$re = '/(?<=,)(?=[^,]*$)/m';
$str = '123 Main Street, West Street, Townsville, 210-319
123 Main Street, Townsville, 210-319';
$subst = " MS";
$result = preg_replace($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