Building Details

Year Built 1850

Listing Agency: 24-7 REAL ESTATE, LLC j***@yahoo.com Show Phone

Listed By: JOANRENETTE M NIEDRIST · License #RS307762

Source: Corcoran

Added: Mar 22 Changed: Aug 8 Last Checked: Aug 10 at 3:49AM

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Investment Insights

Based on property information with market context.

This 17,000 sq ft commercial property, located within the BC District, presents a flexible opportunity for investors, developers, or owners. The existing structure offers a flexible layout suitable for a range of uses, including mixed-use or residential conversion (in progress), bed and breakfast/hospitality, day care or educational facility, religious or assembly use, agricultural/grow operation, garden center or retail, and warehouse, storage, or light commercial purposes. The seller is currently pursuing approvals for an apartment conversion, presenting a potential for future residential or mixed-use development. This property offers scale and adaptability.

Key Highlights

• Expansive 17,000 sq ft commercial property offers significant scale and development potential.
• Flexible layout adaptable to a wide range of uses.
• Potential for mixed‑use or residential conversion, with approvals currently in progress.

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

$60,292

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

6.89%

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%

$1,205,840 $1.2M

Cap Rate 7%

$861,314 $861.3K

Cap Rate 9%

$669,911 $669.9K

Market Conditions

NOI Build-Up for 17,000 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

$110.5K $6.50/SF

− Vacancy

−$14.0K −$0.83/SF

EGI

$96.5K $5.67/SF

− OpEx

−$36.2K −$2.13/SF

NOI

$60.3K $3.55/SF

Area

Bucks County, PA

Vacancy

12.70%

Lease Rate

$6.50 /SF/Yr

Expense Ratio

37.50%

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%

$1,205,840

Cap Rate 7%

$861,314

Cap Rate 9%

$669,911

Alternative Uses

Best Use

Mixed Use

$861.3K

$753.7K – $1.00M (±1% cap)

NOI $60,292 @ 7.0% cap · market cap 6.89%

Second Best

Hotel Hospitality

$654.6K

$572.8K – $763.7K (±1% cap)

NOI $45,822 @ 7.0% cap · market cap 5.24%

Theoretical Best

Office A

$5.15M

$4.51M – $6.01M (±1% cap)

NOI $360,796 @ 7.0% cap · market cap 41.23%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Bed & breakfasts

Suggested Use

Top Pick Real Estate Agency Hair Salon Law Firm Dental Office Nail Salon Barber Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

314

Businesses Nearby

Explore this area Business Placement

Demographics for 18974, PA

42,507

Population

17,970

Households

2.4

Avg Household Size

47

Median Age

39%

College-Educated

95%

High-School Grad

19.7 sq mi

ZIP Area

2,158

Density / Sq Mi

$99,724

Median Household Income

$57,726

Median Earnings

$1,634

Median Rent

$407,300

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Adaptable commercial building with development potential in the BC District.

Where is this mixed-use property located?

The property is located at 1060 Greeley Ivyland, PA.

What is the asking price?

The asking price for this property is $875,000.

What are key features of this property?

This property features: Expansive 17,000 sq ft commercial property offers significant scale and development potential.; Flexible layout adaptable to a wide range of uses.; Potential for mixed‑use or residential conversion, with approvals currently in progress.