Medical Office Space with ADA
For Sale
Contact for pricing
102 Friends Ln, Newtown, PA 18940
ADA-compliant suite access and convenient connectivity to I-95 support practical medical office operations.
Property Size34,831 SF
Price / SF$215.33
Days on Market297
Property Features for 102 Friends Ln
General Information
Standard status
Active
Size
34,831 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Listing Agency:
Colliers | Philadelphia
(215) 928-7504
Listed By:
Paul Rogers
Source:
Moodyscre
Added: Nov 7, 2025
Changed: Aug 29
Last Checked: Aug 30 at 9:40PM
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 Colliers | Philadelphia
Investment Insights
Based on property information with market context.
This 34,831-square-foot medical office property is located within Newtown Business Commons at 102 Friends Ln in Newtown, Pennsylvania. The suite provides ADA-compliant access, supporting accessibility for occupants and visitors.
The property offers convenient access to I-95, connecting the medical office to regional roadways and the surrounding Newtown area.
The property offers convenient access to I-95, connecting the medical office to regional roadways and the surrounding Newtown area.
Key Highlights
- 34,831 square feet of medical office space
- Located within Newtown Business Commons
- ADA‑compliant suite access
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
$547,601
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
7.30%
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%
$10,952,020
$11.0M
Cap Rate 7%
$7,822,871
$7.8M
Cap Rate 9%
$6,084,456
$6.1M
Market Conditions
NOI Build-Up for 34,831 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
$907.0K $26.04/SF
− Vacancy
−$176.9K −$5.08/SF
EGI
$730.1K $20.96/SF
− OpEx
−$182.5K −$5.24/SF
NOI
$547.6K $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%
$10,952,020
Cap Rate 7%
$7,822,871
Cap Rate 9%
$6,084,456
Alternative Uses
Best Use
Office B
$7.82M
$6.85M – $9.13M
NOI $547,601 @ 7.0% cap · market cap 7.30%
Second Best
Healthcare Medical
$6.88M
$6.02M – $8.03M
NOI $481,880 @ 7.0% cap · market cap 6.43%
Theoretical Best
Office A
$10.56M
$9.24M – $12.32M
NOI $739,229 @ 7.0% cap · market cap 9.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,545
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 - ADA-compliant suite access and convenient connectivity to I-95 support practical medical office operations.
Where is this medical office space located?
The property is located at 102 Friends Ln Newtown, PA.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: 34,831 square feet of medical office space; Located within Newtown Business Commons; ADA‑compliant suite access
