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    115 Main St Collegeville, PA 19426

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    For Sale
    $1,300,000

    High-Yield, Fully Leased Office Property

    Property Features for 115 Main St

    General Information

    Property type
    Office properties & Spaces
    Lot Size
    20,038 SF

    Building Details

    Year Built
    2010

    We can help!

    Listing Contact
    Zachary Lasorsa

    Listing Agency: Atlas Brokerage Services LLC Listing Agent: Zachary Lasorsa

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional investment opportunity presents a fully leased, 1300000 USD office building located at 115 W Main Street in Collegeville, Pennsylvania. Situated on a 0.46-acre lot, the property offers a turnkey solution for investors seeking immediate cash flow. The anchor tenant is MyEyeDr, a prominent national eye care provider with over 500 locations, ensuring strong tenant stability. A significant value-add opportunity exists with one smaller tenant currently operating under a month-to-month lease at below-market rent. This presents the potential for immediate rental income increases. Furthermore, the buyer may be able to incorporate a management fee into the common area maintenance (CAM) charges, generating additional revenue. The building is conveniently equipped with an elevator and is fully compliant with the Americans with Disabilities Act (ADA) accessibility standards. Ample parking is provided with 22 dedicated off-street spaces for tenants and visitors. This property represents a compelling investment prospect with significant upside potential due to the existing lease structure and the potential for increased revenue streams. The strong anchor tenant and the strategic location in Collegeville, PA, contribute to the overall attractiveness of this offering. This is a rare opportunity to acquire a well-maintained, fully leased office building in a desirable location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Clark Stuart OD Physician Tresssa Malikkal Ophthalmologist Vision & Learning Center Physician MyEyeDr. (Bike/Boat/Book/etc) Store A List Salon & Waxing Spa & Massage Center

    Suggested Use

    Real Estate Agency Law Firm Restaurant Dental Office Building Supply Daycare Center Kitchen & Bath Showroom Hotel & Motel Bar & Pub Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Collegeville
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.46646
    Latitude
    40.19505

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    FAQs

    What type of property is this?
    Office property - High-Yield, Fully Leased Office Property
    Where is this office property located?
    The property is located at 115 Main St Collegeville, PA.
    What is the asking price?
    The asking price for this property is $1,300,000.
    (484) 497-9150
    Request Owner's contact information
    115 Main St Collegeville, PA 19426
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    Collegeville, PA 19426
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    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
    115 Main St Collegeville, PA 19426
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    Listing Contact
    Zachary Lasorsa
    (484) 497-9150
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