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    5270 Route 309 Center Valley, PA 18034

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    For Sale
    $800,000

    COMMERCIAL - Upper Saucon Twp, PA

    Property size:
    1,355 SF
    Lot size:
    0.88 Acres
    Price / SF:
    $590/SF
    Added:
    Dec 22, 2025
    Days on Market:
    134
    Last Refresh:
    May 5 at 4:06 pm

    Property Features for 5270 Route 309

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C
    Parking
    6
    Standard status
    Active
    APN
    641496076302-00001
    Size
    1,355 SF
    Lot size
    0.88 Acres

    Taxes and HOA fees

    Tax Annual Amount
    7599

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas
    Water source
    Public

    Building Details

    Year built
    1945
    Building materials
    Brick

    We can help!

    Listing Contact
    Jeffrey D. Torchia
    Jeffrey D. Torchia

    Listing agent Jeffrey D. Torchia License #SB065687

    Listing office Preferred Properties Plus 7001 Route 309, Coopersburg, PA

    Listing date Dec 22, 2025

    MLS# 769617

    Copyright © 2026 Greater Lehigh Valley 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

    Commercial Property Near St. Luke's

    This 0.883-acre commercial property is located on the corner of W Valley Road and Route 309 in Upper Saucon Township, Lehigh County, Pennsylvania, near the new St. Luke's Emergency Center and St. Luke's Pediatrics in Center Valley. The property includes a Cape Cod style building on the front portion of the lot and a vacant 964 square-foot commercial building with 6 parking spots on the back of the property. The property has 1,355 square feet of total building area. The zoning is 'C', allowing for many possibilities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Building Supply Auto Repair Shop Gym & Fitness Center Pharmacy Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Center Valley
    County
    Lehigh
    State
    Pennsylvania
    Longitude
    -75.409152
    Latitude
    40.535977

    Nearby Similar for Sale

    • $1,200,000

      Land Near St. Luke's Campus

      Land with approved plans near St. Luke's Center Valley Campus.
      5039 5055 Route 309 Highway, Upper Saucon Twp, PA 18034
      View Details
    • Contact for pricing
      6,830 SF

      Two Office Buildings on Route 309

      Two well-maintained office buildings with high visibility on Route 309.
      4666-4676 Route 309, Center Valley, PA 18034
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    • Contact for pricing
      6,830 SF

      Two Office Buildings on Route 309

      Two well-maintained office buildings with high visibility on Route 309.
      4666 PA-309, Center Valley, PA
      View Details

    FAQs

    What type of property is this?
    Storefront property - Commercial property near St. Luke's with multiple buildings and possibilities.
    Where is this storefront property located?
    The property is located at 5270 Route 309 Center Valley, PA.
    What is the asking price?
    The asking price for this property is $800,000.
    What are key features of this property?
    This property features: Prime commercial corner location at the intersection of W Valley Road and Route 309.; Proximity to St. Luke's Emergency Center and St. Luke's Pediatrics in Center Valley.; 0.85‑acre commercial property.
    (610) 282-1333
    We can help!
    Listing Contact
    Jeffrey D. Torchia
    Jeffrey D. Torchia
    Real Estate License ID: SB065687
    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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    5270 Route 309, Upper Saucon Twp, PA 18034
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