Elevator-Served Medical
For Sale
$579,000
770 NEWTOWN YARDLEY Road, Newtown, PA 18940
Commercial Sale, NEWTOWN, PA
Property Size2,675 SF
Price / SF$216.45
Days on Market229
Property Features for 770 NEWTOWN YARDLEY Road
General Information
Property type
Other
Property subtype
Office
Parking
20
Parking features
Parking Lot
Elementary school district
COUNCIL ROCK
Middle school district
COUNCIL ROCK
High school district
COUNCIL ROCK
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
10599
Utilities
Heating system
Forced Air, Heat Pump (Heating)
Cooling system
Heat Pump, Central Air
Building Details
Year built
2008
Building materials
Frame
Listing Agency:
RE/MAX Properties · RE/MAX International
(215) 968-7400
Listed By:
Daniel J McCloskey · License #AB050673L
(215) 669-8333
Added: Jan 18
Changed: Sep 2
Last Checked: Sep 4 at 4:06AM
MLS# PABU2112610
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 2,675-square-foot medical and professional office suite occupies the second floor of an elevator-served building completed in 2008. The layout includes several private exam rooms, private offices, two bathrooms, a waiting room, an attached business office, and a break room. Frame construction, forced-air and heat-pump heating, and central air support the existing office configuration.
The property is located at 770 Newtown Yardley Road in Newtown Office Park, just outside Historic Newtown Borough. On-site parking is provided in a parking lot, supporting access for staff and visitors. The suite’s existing room arrangement is suited to medical or professional office use.
The property is located at 770 Newtown Yardley Road in Newtown Office Park, just outside Historic Newtown Borough. On-site parking is provided in a parking lot, supporting access for staff and visitors. The suite’s existing room arrangement is suited to medical or professional office use.
Key Highlights
- 2,675 SF second‑floor medical and professional office suite
- Elevator‑served building completed in 2008
- Several private exam rooms and private offices
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
$42,055
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
7.26%
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%
$841,100
$841.1K
Cap Rate 7%
$600,786
$600.8K
Cap Rate 9%
$467,278
$467.3K
Market Conditions
NOI Build-Up for 2,675 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
$69.7K $26.04/SF
− Vacancy
−$13.6K −$5.08/SF
EGI
$56.1K $20.96/SF
− OpEx
−$14.0K −$5.24/SF
NOI
$42.1K $15.72/SF
Area
Bucks 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%
$841,100
Cap Rate 7%
$600,786
Cap Rate 9%
$467,278
Alternative Uses
Best Use
Office B
$600.8K
$525.7K – $700.9K
NOI $42,055 @ 7.0% cap · market cap 7.26%
Second Best
Healthcare Medical
$528.7K
$462.6K – $616.8K
NOI $37,008 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$811.0K
$709.7K – $946.2K
NOI $56,772 @ 7.0% cap · market cap 9.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,509
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18940, PA
30,280
Population
11,763
Households
2.6
Avg Household Size
47
Median Age
67%
College-Educated
97%
High-School Grad
34.6 sq mi
ZIP Area
875
Density / Sq Mi
$157,591
Median Household Income
$85,895
Median Earnings
$2,227
Median Rent
$623,300
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 - Second-floor suite includes private exam rooms, offices, patient waiting area, and dedicated support spaces.
Where is this medical office space located?
The property is located at 770 NEWTOWN YARDLEY Road Newtown, PA.
What is the asking price?
The asking price for this property is $579,000.
What are key features of this property?
This property features: 2,675 SF second‑floor medical and professional office suite; Elevator‑served building completed in 2008; Several private exam rooms and private offices
