Mixed-Use Landmark
For Sale
Contact for pricing
10 S Clinton St, Doylestown, PA 18901
Historically significant office and retail building on a highly visible corner in Downtown Doylestown.
Property Size23,530 SF
Price / SF$212.49
Days on Market75
Property Features for 10 S Clinton St
General Information
Standard status
Active
Size
23,530 SF
Property subtype
Retail, Office, Mixed Use
Zoning
CC
Building Details
Tenancy
Multi
Listing Agency:
Scope Investment Real Estate Services
(215) 302-4400
Listed By:
Piruz Partow · License #RS362309
Source:
Crexi
Added: May 27
Changed: Aug 8
Last Checked: Jun 6 at 2:17AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Scope Investment Real Estate Services
Investment Insights
Based on property information with market context.
The Landmark Building is a mixed-use property combining office and retail space within a historically significant structure that has been modernized to meet current tenant standards. The building spans approximately 23,530 SF across multiple floors, offering a layout designed to support both street-level and upper-level uses under one ownership.
Situated at 10 S Clinton St in the heart of Downtown Doylestown, the property is positioned on a highly visible corner along South Clinton Street. The downtown setting supports steady pedestrian activity, and the building’s location places it near civic institutions within a walkable, economically resilient submarket.
For buyers and tenants seeking a flexible downtown environment, the mix of office and retail space can accommodate a range of operating needs while keeping the experience cohesive under one roof. The updated interior to current standards, along with the building’s prominent corner positioning, makes it well-suited for organizations looking for a durable storefront and office presence in a supply-constrained market with strong walkability.
Situated at 10 S Clinton St in the heart of Downtown Doylestown, the property is positioned on a highly visible corner along South Clinton Street. The downtown setting supports steady pedestrian activity, and the building’s location places it near civic institutions within a walkable, economically resilient submarket.
For buyers and tenants seeking a flexible downtown environment, the mix of office and retail space can accommodate a range of operating needs while keeping the experience cohesive under one roof. The updated interior to current standards, along with the building’s prominent corner positioning, makes it well-suited for organizations looking for a durable storefront and office presence in a supply-constrained market with strong walkability.
Key Highlights
- The Landmark Building: historically significant mixed‑use office and retail building in Downtown Doylestown
- Approximately 23,530 SF across multiple floors
- Highly visible corner location along South Clinton Street
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
$369,930
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
7.40%
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%
$7,398,600
$7.4M
Cap Rate 7%
$5,284,714
$5.3M
Cap Rate 9%
$4,110,333
$4.1M
Market Conditions
NOI Build-Up for 23,530 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
$612.7K $26.04/SF
− Vacancy
−$119.5K −$5.08/SF
EGI
$493.2K $20.96/SF
− OpEx
−$123.3K −$5.24/SF
NOI
$369.9K $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%
$7,398,600
Cap Rate 7%
$5,284,714
Cap Rate 9%
$4,110,333
Alternative Uses
Best Use
Office B
$5.28M
$4.62M – $6.17M
NOI $369,930 @ 7.0% cap · market cap 7.40%
Second Best
Retail
$4.88M
$4.27M – $5.69M
NOI $341,448 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$7.13M
$6.24M – $8.32M
NOI $499,384 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,251
Businesses Nearby
Explore this area
Business Placement
Demographics for 18901, PA
28,395
Population
11,431
Households
2.5
Avg Household Size
47
Median Age
58%
College-Educated
98%
High-School Grad
21.0 sq mi
ZIP Area
1,352
Density / Sq Mi
$115,425
Median Household Income
$54,548
Median Earnings
$1,890
Median Rent
$544,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Historically significant office and retail building on a highly visible corner in Downtown Doylestown.
Where is this office building located?
The property is located at 10 S Clinton St Doylestown, PA.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: The Landmark Building: historically significant mixed‑use office and retail building in Downtown Doylestown; Approximately 23,530 SF across multiple floors; Highly visible corner location along South Clinton Street
