Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Lansdale Mixed-Use Development Opportunity Title is generated by Realmo AI

    817 W MAIN Street, Lansdale, PA 19446

    View on Map
    Claim this Listing
    For Sale
    $995,000

    LAND - LANSDALE, PA

    Property size:
    1,200 SF
    Lot size:
    0.35 Acres
    Price / SF:
    $829/SF
    Added:
    Mar 9, 2026
    Days on Market:
    70
    Last Refresh:
    May 17 at 2:06 pm

    Property Features for 817 W MAIN Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Size
    1,200 SF
    Lot size
    0.35 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5387

    We can help!

    Listing Contact
    Maharshi Patel

    Listing agent Maharshi Patel License #RS342633

    Listing office Keller Williams Real Estate-Blue Bell 910 Harvest Drive unit: 100, Blue Bell, PA

    Listing date Mar 9, 2026

    MLS# PAMC2169914 Listing URL

    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

    • Approved for 14 residential units (8 one‑bedroom, 6 two‑bedroom) plus 1,200 sq. ft. of commercial space.
    • Zoning variance approval already obtained.
    • Permits from PennDOT and North Wales Water Authority secured.
    • Serviced by public water and public sewer.
    • Mixed‑use development opportunity in downtown Lansdale.
    • Excellent location with strong demand.

    Overview

    Land is available for a mixed-use development opportunity in downtown Lansdale. The property is approved for 14 residential units, including 8 one-bedroom and 6 two-bedroom units, along with approximately 1,200 sq. ft. of commercial space. The seller has obtained zoning variance approval, along with permits from PennDOT and the North Wales Water Authority, which helps streamline the development process. The property is serviced by public water and public sewer. This location has strong demand for residential and commercial space. This 0.3463-acre lot presents an opportunity for investors and developers in Lansdale, Pennsylvania.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Lansdale
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.29319
    Latitude
    40.24762

    Nearby Similar for Sale

    • $399,900
      2,814 SF

      Lansdale Multifamily Renovation Opportunity

      Two-unit property near North Penn High School, ideal for renovation.
      342 PERKIOMEN Avenue, LANSDALE, PA 19446
      View Details
    • $880,000
      8,000 SF

      Lansdale Redevelopment Opportunity Near Transit

      Redevelopment opportunity in Lansdale's Business District near train station.
      215 W MAIN STREET, LANSDALE, PA 19446
      View Details
    • $1,100,000

      Prime Corner Commercial Property

      17,800 SF corner property suitable for retail or redevelopment.
      401 W MAIN Street, LANSDALE, PA 19446
      View Details
    • $570,000
      2,581 SF

      Charming Brick Duplex in Lansdale

      Well-maintained duplex near downtown shops, restaurants, and a park.
      235 E 2ND Street, LANSDALE, PA 19446
      View Details
    • $382,500

      Commercial Property in Lansdale, PA

      Commercial property suitable for office, retail, or service businesses.
      14 LINCOLN Avenue, LANSDALE, PA 19446
      View Details
    • $825,000
      10,350 SF

      Lansdale Commercial Property For Sale

      Three-story, 10,350 SF commercial property in Lansdale's Business District.
      43 W 2nd St, LANSDALE, PA 19446
      View Details
    • $850,000

      Adaptable Tudor Style Office Building

      Charming Tudor building with flexible spaces for diverse tenants.
      400 N Broad St, LANSDALE, PA 19446
      View Details
    • $2,200,000

      Commercial Sale - LANSDALE, PA

      611 S BROAD Street, LANSDALE, PA 19446
      View Details
    • $1,100,000
      17,800 SF

      Prime Corner Commercial Property

      17,800 SF corner property suitable for retail or redevelopment.
      401 W Main St, LANSDALE, PA 19446
      View Details
    • $750,000

      Prime Land in Lansdale, PA

      2.12 acres in BP Business Professional District, Lansdale, PA.
      0000 S BROAD STREET, LANSDALE, PA 19446
      View Details
    • $399,900
      1,820 SF

      Renovated Office Space For Sale

      Newly renovated office building with high visibility and immediate occupancy.
      1921 S Valley Forge Rd, Lansdale, PA, 19446-5545
      View Details
    • $382,500

      Commercial Property in Lansdale, PA

      Commercial property suitable for office, retail, or service businesses.
      14 Lincoln Ave, LANSDALE, PA 19446
      View Details

    FAQs

    What type of property is this?
    Commercial land - Land approved for mixed-use development in downtown Lansdale.
    Where is this commercial land located?
    The property is located at 817 W MAIN Street Lansdale, PA.
    What is the asking price?
    The asking price for this property is $995,000.
    What are key features of this property?
    This property features: Approved for 14 residential units (8 one‑bedroom, 6 two‑bedroom) plus **1,200 sq. ft. of commercial space.**; Zoning variance approval already obtained.; Permits from PennDOT and North Wales Water Authority secured.
    (215) 219-5604
    We can help!
    Listing Contact
    Maharshi Patel
    Real Estate License ID: RS342633
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    817 W MAIN Street, LANSDALE, PA 19446
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!