Fit-Out Medical Office
For Sale
$725,000
766 W LINCOLN Highway, Exton, PA 19341
Commercial Sale, EXTON, PA
Property Size2,400 SF
Price / SF$302.08
Days on Market154
Property Features for 766 W LINCOLN Highway
General Information
Property type
Other
Property subtype
Office
Parking
513
Parking features
Parking Lot
Elementary school district
WEST CHESTER AREA
Middle school district
WEST CHESTER AREA
High school district
WEST CHESTER AREA
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
8650
Utilities
Heating system
Heat Pump (Heating), Electric (Heating)
Cooling system
Central Air
Building Details
Year built
2007
Building materials
Brick
Listing Agency:
Herbert Yentis & Company-Philadelphia
(215) 878-7300
Listed By:
Fay I Mushlin · License #RS181175L
(610) 613-9461
Added: Mar 24
Changed: Aug 19
Last Checked: Aug 24 at 6:06PM
MLS# PACT2120684
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.
766 W Lincoln Highway offers a completely fit-out medical office unit within The Commons at Oaklands in Exton, PA. The suite includes neutral LVT flooring and is arranged with a waiting/reception area and a check-in/check-out office with built-in furniture. Interior layout further includes a private office, two additional large offices, five exam rooms, a break room with an outside entrance, and an IT closet with storage capacity.
The unit also features two ADA bathrooms and a dedicated private entrance. Showings are available by appointment only.
This property is offered for sale and is currently configured for specialist medical office use, with owner-occupied operation reflected in the existing improvements and room layout.
The unit also features two ADA bathrooms and a dedicated private entrance. Showings are available by appointment only.
This property is offered for sale and is currently configured for specialist medical office use, with owner-occupied operation reflected in the existing improvements and room layout.
Key Highlights
- Complete fit‑out specialist office with 2,400 SF and a private entrance
- Layout includes waiting/reception for 16 chairs, check‑in desk area, private office, and 2 additional large offices
- Includes 5 exam rooms, break room with outside entrance, kitchen, and an IT closet with storage space
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
$37,732
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
5.20%
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%
$754,640
$754.6K
Cap Rate 7%
$539,029
$539.0K
Cap Rate 9%
$419,244
$419.2K
Market Conditions
NOI Build-Up for 2,400 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
$62.5K $26.04/SF
− Vacancy
−$12.2K −$5.08/SF
EGI
$50.3K $20.96/SF
− OpEx
−$12.6K −$5.24/SF
NOI
$37.7K $15.72/SF
Area
Chester County, PA
Vacancy
19.50%
Lease Rate
$26.04 /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%
$754,640
Cap Rate 7%
$539,029
Cap Rate 9%
$419,244
Alternative Uses
Best Use
Office B
$539.0K
$471.7K – $628.9K
NOI $37,732 @ 7.0% cap · market cap 5.20%
Second Best
Healthcare Medical
$531.4K
$465.0K – $620.0K
NOI $37,200 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$727.7K
$636.7K – $848.9K
NOI $50,936 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
614
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19341, PA
18,808
Population
9,209
Households
2
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
13.7 sq mi
ZIP Area
1,373
Density / Sq Mi
$122,992
Median Household Income
$71,565
Median Earnings
$2,045
Median Rent
$486,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Completely fit-out medical office suite with a private entrance and multiple exam rooms, including ADA-accessible bathrooms.
Where is this medical office space located?
The property is located at 766 W LINCOLN Highway Exton, PA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Complete fit‑out specialist office with 2,400 SF and a private entrance; Layout includes waiting/reception for 16 chairs, check‑in desk area, private office, and 2 additional large offices; Includes 5 exam rooms, break room with outside entrance, kitchen, and an IT closet with storage space
