Brick Storefront Retail and Office
For Sale
$239,900
110 Keswick Ave, Glenside, PA 19038
Brick storefront with a large front window, open office area, private office, kitchenette, and basement for added storage or workspace.
Property Size800 SF
Price / SF$299.88
Days on Market48
Property Features for 110 Keswick Ave
General Information
Standard status
Active
Size
800 SF
Amenities
large window
kitchenette
basement
Building Details
Year Built
1920
Construction
brick
Listing Agency:
McDermott Real Estate
Listed By:
Mary Beth S McDermott · License #RM-050322-A
(215) 884-8403
Source:
Upgradebymichaud
Added: Jul 29
Changed: Sep 10
Last Checked: Sep 13 at 3:42PM
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 McDermott Real Estate
Investment Insights
Based on property information with market context.
Brick storefront retail and office space in Keswick Village, presented as a combined retail/office front with a large window. The interior includes an open office area measuring 18 x 16 with a kitchenette and sink, plus a private office measuring 16 x 9 with a glass window. A basement space measuring 37 x 16 provides additional area that can support storage or overflow needs. Built in 1920, the property offers a compact, street-facing layout suited for a small business requiring both customer access and office functionality.
The property is located at 110 Keswick Avenue in Glenside, PA, positioned between Menlo and Mount Carmel. Nearby businesses in the immediate area include a popular bakery and hair salon and barber.
This is a straightforward storefront configuration combining front-of-house visibility with dedicated office space and a basement level for supplemental use.
The property is located at 110 Keswick Avenue in Glenside, PA, positioned between Menlo and Mount Carmel. Nearby businesses in the immediate area include a popular bakery and hair salon and barber.
This is a straightforward storefront configuration combining front-of-house visibility with dedicated office space and a basement level for supplemental use.
Key Highlights
- Brick storefront with large front window in Keswick Village
- Open office area: 18 x 16 with kitchenette and sink
- Private office: 16 x 9 with glass window
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
$12,577
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
5.24%
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%
$251,540
$251.5K
Cap Rate 7%
$179,671
$179.7K
Cap Rate 9%
$139,744
$139.7K
Market Conditions
NOI Build-Up for 800 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
$20.8K $26.04/SF
− Vacancy
−$4.1K −$5.08/SF
EGI
$16.8K $20.96/SF
− OpEx
−$4.2K −$5.24/SF
NOI
$12.6K $15.72/SF
Area
Montgomery 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%
$251,540
Cap Rate 7%
$179,671
Cap Rate 9%
$139,744
Alternative Uses
Best Use
Office B
$179.7K
$157.2K – $209.6K
NOI $12,577 @ 7.0% cap · market cap 5.24%
Second Best
Retail
$138.0K
$120.7K – $161.0K
NOI $9,657 @ 7.0% cap · market cap 4.03%
Theoretical Best
Specialty Retail
$460.2K
$402.7K – $536.9K
NOI $32,212 @ 7.0% cap · market cap 13.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
970
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19038, PA
32,490
Population
11,889
Households
2.7
Avg Household Size
40
Median Age
56%
College-Educated
96%
High-School Grad
8.2 sq mi
ZIP Area
3,962
Density / Sq Mi
$113,464
Median Household Income
$56,934
Median Earnings
$1,407
Median Rent
$387,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Similar Off Market Nearby
- Penny's Flowers — 263 n keswick ave, glenside, pa 19038
Frequently Asked Questions
What type of property is this?
Storefront property - Brick storefront with a large front window, open office area, private office, kitchenette, and basement for added storage or workspace.
Where is this storefront property located?
The property is located at 110 Keswick Ave Glenside, PA.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: Brick storefront with large front window in Keswick Village; Open office area: 18 x 16 with kitchenette and sink; Private office: 16 x 9 with glass window
