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    Prime Location Commercial Property Rental Title is generated by Realmo AI

    13 N YORK Road, Willow Grove, PA 19090

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    Claim this Listing
    For Lease
    $5,200 /Mo

    CommercialLease - WILLOW GROVE, PA

    Type:Office
    Lot size:
    0.29 Acres
    Added:
    Mar 29, 2026
    Days on Market:
    68
    Last Refresh:
    Jun 4 at 4:06 pm

    Property Features for 13 N YORK Road

    General Information

    Property type
    Other
    Property subtype
    Office
    Parking
    9
    Parking features
    Parking Lot, On Street
    Standard status
    Active
    Lot size
    0.29 Acres

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1955
    Number of units
    1
    Building materials
    Stucco

    We can help!

    Listing Contact
    Michael Bottaro

    Listing agent Michael Bottaro License #AB067983

    Listing office Homestarr Realty 850 Easton Road, Warminster, PA

    Listing date Mar 29, 2026

    MLS# PAMC2172140

    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.

    HighLights

    • Prime location at the corner of York Road and Moreland Road with high visibility.
    • Private parking lot with space for at least 9 vehicles.
    • High traffic count of approximately 20,000 cars per day.
    • Fully renovated property.
    • Large unfinished basement suitable for storage or subletting.
    • Stucco construction.

    Overview

    Located in Willow Grove, PA, this commercial property is available for rent. The property, previously occupied by a kitchen remodeling and flooring company as a showroom and sales office, will be available for a new tenant in 30-60 days. Prior to April 2024, the property was used as a law office. The entire property has been fully renovated. Situated at the corner of York Road and Moreland Road, the location benefits from high visibility and a traffic count of approximately 20,000 cars per day. The property includes a private parking lot accommodating at least 9 vehicles. An unfinished basement provides storage space or the option to sublet. The landlord seeks a Triple Net Lease, requiring first month's rent, last month's rent, and a security deposit upfront. This property on 0.2909 acres in Montgomery County, PA, presents an ideal space and location to efficiently run a business.
    Property Profile Location Intelligence

    Current Use by Public Records

    Healthy Dental Help ... Dental Office

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • At Home — 2620 Moreland Rd, Willow Grove, PA 19090
    • Derr Flooring Co — 525 Davisville Rd, Willow Grove, PA 19090
    • Tom the Carpet Guy — 223 Dallas Rd, Willow Grove, PA 19090

    Location Insight

    • Map
    • Local Demand
    City
    Willow Grove
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.11203
    Latitude
    40.13954

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    FAQs

    What type of property is this?
    Showroom - Renovated commercial space in Willow Grove with high visibility.
    Where is this showroom located?
    The property is located at 13 N YORK Road Willow Grove, PA.
    What is the lease rate?
    The lease rate is $5,200 /Mo.
    What are key features of this property?
    This property features: Prime location at the corner of York Road and Moreland Road with high visibility.; Private parking lot with space for at least 9 vehicles.; High traffic count of approximately 20,000 cars per day.
    (267) 307-2444
    We can help!
    Listing Contact
    Michael Bottaro
    Real Estate License ID: AB067983
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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