Building Details

Year built 1921

Number of units 1

Building materials Stone

Listing Agency: Long & Foster Real Estate, Inc. b***@realtor.com Show Phone

Listed By: Michael Mulholland · License #RS277114 Show Phone

Added: May 24, 2024 Changed: Jun 29 Last Checked: Aug 6 at 1:06PM

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MLS# PADE2068144

Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This 1921 stone and steel office building offers a practical mix of private offices and shared space. The ground floor includes 10 offices, four cubicles, a reception area, bathrooms, and a coffee station. An additional office overlooks the main floor, supporting flexible team layouts. The lower level is designed for collaboration and operations, featuring a large conference room, gym, two locker rooms, kitchenette, work room, and storage. Recent improvements include new HVAC in 2023 and a French drain installed recently.

The property has two-street frontage and is described as having exceptional visibility. On-site parking is available for 15 vehicles, along with a small outside eating area and mature trees. The building is located near Media Borough and the Blue Route, and it is positioned next to a SEPTA bus 118 stop and near the SEPTA R-3 Commuter Rail Station in Wallingford.

With its multi-level office layout, ample on-site parking, and transit-adjacent access, this building can work for an owner-occupied office or a professional tenant seeking a dedicated office facility. The existing arrangement of offices, conference space, and support areas may help reduce the amount of initial build-out required for many business uses.

Key Highlights

• Approximately 6,100 SF 1921 stone and steel office building
• 10 ground‑floor offices plus four cubicles, reception area, baths, coffee station, and an additional office overlooking the main floor
• Lower level includes a large conference room, gym, 2 locker rooms, kitchenette, work room, and storage

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$100,006

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

8.35%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$2,000,120 $2.0M

Cap Rate 7%

$1,428,657 $1.4M

Cap Rate 9%

$1,111,178 $1.1M

Market Conditions

NOI Build-Up for 6,100 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$161.0K $26.40/SF

− Vacancy

−$27.7K −$4.54/SF

EGI

$133.3K $21.86/SF

− OpEx

−$33.3K −$5.46/SF

NOI

$100.0K $16.39/SF

Area

Delaware County, PA

Vacancy

17.20%

Lease Rate

$26.40 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$2,000,120

Cap Rate 7%

$1,428,657

Cap Rate 9%

$1,111,178

Alternative Uses

Best Use

Office B

$1.43M

$1.25M – $1.67M (±1% cap)

NOI $100,006 @ 7.0% cap · market cap 8.35%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.85M

$1.62M – $2.16M (±1% cap)

NOI $129,462 @ 7.0% cap · market cap 10.81%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Gillespie Group Marketing & Advertising Minsec Co Medical Clinic EMG International, LLC Environmental Engineer Mc Dougall Marsini ... Law Firm

Suggested Use

Top Pick Daycare Center Big Box & Wholesale Store Locksmith Tech Support Center Home Appliance Store Bakery

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

11

Office units

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

167

Businesses Nearby

Explore this area Business Placement

Demographics for 19086, PA

12,270

Population

4,570

Households

2.7

Avg Household Size

44

Median Age

66%

College-Educated

97%

High-School Grad

4.0 sq mi

ZIP Area

3,068

Density / Sq Mi

$143,762

Median Household Income

$82,466

Median Earnings

$1,788

Median Rent

$425,200

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Office building - Stone office building with on-site parking, natural light, and updated HVAC, offering space for professional teams.

Where is this office building located?

The property is located at 101 N PROVIDENCE Road Wallingford, PA.

What is the asking price?

The asking price for this property is $1,198,000.

What are key features of this property?

This property features: Approximately 6,100 SF 1921 stone and steel office building; 10 ground‑floor offices plus four cubicles, reception area, baths, coffee station, and an additional office overlooking the main floor; Lower level includes a large conference room, gym, 2 locker rooms, kitchenette, work room, and storage