Stone Office
For Sale
$1,198,000
101 N PROVIDENCE Road, Wallingford, PA 19086
Commercial Sale, WALLINGFORD, PA
Property Size6,100 SF
Price / SF$196.39
Days on Market853
Property Features for 101 N PROVIDENCE Road
General Information
Property type
Other
Property subtype
Office
Parking
15
Parking features
Parking Lot
Elementary school district
WALLINGFORD-SWARTHMORE
Middle school district
WALLINGFORD-SWARTHMORE
High school district
WALLINGFORD-SWARTHMORE
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
26636
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
outside eating area
mature trees
reception area
coffee station
conference room
gym
locker rooms
kitchenette
work room
storage
Building Details
Year built
1921
Number of units
1
Building materials
Stone
Listing Agency:
Long & Foster Real Estate, Inc.
(610) 892-8300
Listed By:
Michael Mulholland · License #RS277114
(484) 222-8804
Added: May 24, 2024
Changed: Sep 1
Last Checked: Sep 23 at 7:06AM
MLS# PADE2068144
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 1921 stone office building provides approximately 6100 square feet across a main floor and lower level. The ground floor includes 10 offices, four cubicles, a reception area, baths, and a coffee station, with an additional office positioned above the main workspace. The lower level adds a large conference room, gym, two locker rooms, kitchenette, work room, and storage. Building improvements include new HVAC in 2023 and a recently installed French drain.
The property has two-street frontage, mature trees, a small outside eating area, and a parking lot with space for 15 vehicles. It is near Media Borough and the Blue Route, adjacent to a SEPTA bus 118 stop, and near the SEPTA R-3 Commuter Rail Station in Wallingford. The space was most recently leased to an engineering firm.
The property has two-street frontage, mature trees, a small outside eating area, and a parking lot with space for 15 vehicles. It is near Media Borough and the Blue Route, adjacent to a SEPTA bus 118 stop, and near the SEPTA R-3 Commuter Rail Station in Wallingford. The space was most recently leased to an engineering firm.
Key Highlights
- Approximately 6100 square foot stone office building constructed in 1921
- Main floor includes 10 offices, four cubicles, reception, baths, and coffee station
- Lower level features conference room, gym, two locker rooms, kitchenette, work room, and storage
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
$100,006
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
8.35%
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%
$2,000,120
$2.0M
Cap Rate 7%
$1,428,657
$1.4M
Cap Rate 9%
$1,111,178
$1.1M
Market Conditions
NOI Build-Up for 6,100 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
$161.0K $26.40/SF
− Vacancy
−$27.7K −$4.54/SF
EGI
$133.3K $21.86/SF
− OpEx
−$33.3K −$5.46/SF
NOI
$100.0K $16.39/SF
Area
Delaware County, PA
Vacancy
17.20%
Lease Rate
$26.40 /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%
$2,000,120
Cap Rate 7%
$1,428,657
Cap Rate 9%
$1,111,178
Alternative Uses
Best Use
Office B
$1.43M
$1.25M – $1.67M
NOI $100,006 @ 7.0% cap · market cap 8.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,462 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
11
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
201
Businesses Nearby
Explore this area
Business Placement
Demographics for 19086, PA
12,270
Population
4,570
Households
2.7
Avg Household Size
44
Median Age
66%
College-Educated
97%
High-School Grad
4.0 sq mi
ZIP Area
3,068
Density / Sq Mi
$143,762
Median Household Income
$82,466
Median Earnings
$1,788
Median Rent
$425,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Flexible office property with abundant daylight, on-site parking, and access to nearby transit connections.
Where is this office building located?
The property is located at 101 N PROVIDENCE Road Wallingford, PA.
What is the asking price?
The asking price for this property is $1,198,000.
What are key features of this property?
This property features: Approximately 6100 square foot stone office building constructed in 1921; Main floor includes 10 offices, four cubicles, reception, baths, and coffee station; Lower level features conference room, gym, two locker rooms, kitchenette, work room, and storage
