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    448 SCHOOL LANE Harleysville, PA 19438

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    CommercialLease - HARLEYSVILLE, PA

    Property size:
    2,772 SF
    Added:
    Apr 9, 2026
    Days on Market:
    5
    Last Refresh:
    Apr 13 at 8:06 am

    Property Features for 448 SCHOOL LANE

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    2,772 SF

    Utilities

    Heating system
    None (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    1989
    Architectural style
    Other

    We can help!

    Listing Contact
    Terry Derstine
    Terry Derstine

    Listing agent Terry Derstine

    Listing office BHHS Fox & Roach Collegeville 201 Second Avenue, PA

    Listing date Apr 9, 2026

    MLS# PAMC2170386 Listing URL

    Copyright © 2026 Berkshire Hathaway HomeServices Fox & Roach, Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Harleysville Commercial Space For Sale

    This commercial space, located in Harleysville, PA, encompasses 2,772 square feet and is currently configured for day care use for developmentally challenged individuals. The property is suitable for continued use as a day care or could be adapted for other purposes such as office space, a day spa, a nail salon, or a hair salon. It features off-street parking and an outside fenced area. The property is located in Montgomery County, PA.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Day care centers

    Suggested Use

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

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

    Similar Places Nearby

    • Harleysville YMCA Early Childhood Center — 311 Alumni Ave, Harleysville, PA 19438
    • New Friends Nursery School — 190 Maple Ave, Harleysville, PA 19438
    • Dean Family Child Care Home — Oak Dr, Harleysville, PA 19438

    Location Insight

    • Map
    • Local Demand
    City
    Harleysville
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.3836
    Latitude
    40.27822

    Nearby Similar for Sale

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      Turnkey Office Space Available

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      173 MAIN STREET, HARLEYSVILLE, PA 19438
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    • $3,200

      Harleysville Office and Retail Space

      Office and retail space in downtown Harleysville for lease.
      500 MAIN STREET, HARLEYSVILLE, PA 19438
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    • $875,000

      Established Restaurant and Catering Business

      Restaurant/catering business with seating for 120, includes equipment.
      315 ALUMNI AVENUE, HARLEYSVILLE, PA 19438
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    • $1,260,000
      6,484 SF

      Office

      681 Harleysville Pike, Harleysville, PA 19438
      View Details

    FAQs

    What type of property is this?
    Day care center - Versatile commercial space suitable for various business types.
    Where is this day care center located?
    The property is located at 448 SCHOOL LANE Harleysville, PA.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Versatile space suitable for various businesses: day care, office, spa, salon, etc.; Ample off‑street parking available.; Fenced outdoor area included.
    (267) 933-6831
    We can help!
    Listing Contact
    Terry Derstine
    Terry Derstine
    Learn More
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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.

    More about this property
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