One-Story Professional Office
For Sale
$395,000
1100 Bondsville Rd, Downingtown, PA 19335
Established office property with multiple private work areas, customer reception space, paved parking, and additional detached structures.
Property Size1,976 SF
Price / SF$199.90
Days on Market9
Property Features for 1100 Bondsville Rd
General Information
Standard status
Active
Size
1,976 SF
Building Details
Year Built
1977
Listing Agency:
Barr Realty Inc.
(717) 442-9221
Listed By:
Stephen J Barr · License #RM419125
Source:
Riverfoxrealty
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 28 at 11:13AM
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 Barr Realty Inc.
Investment Insights
Based on property information with market context.
Constructed in 1977, this one-story professional office building contains approximately 1,976 square feet on a 1.3-acre parcel. The interior includes a generous reception and office area, two powder rooms, a private main office with a stone fireplace, built-in wet bar closet, full bath, and separate exterior access. Additional work areas include a drafting room or private office with its own outside entrance, another interior drafting room, and a heated vestibule entry.
The property at 1100 Bondsville Rd in Downingtown, PA includes paved on-site parking for 10–12 vehicles. A detached 26' x 44' structure, identified as a former shop, requires roof work, and another separate structure is also present. The existing configuration provides a range of enclosed office and support areas within a professional commercial setting.
The property at 1100 Bondsville Rd in Downingtown, PA includes paved on-site parking for 10–12 vehicles. A detached 26' x 44' structure, identified as a former shop, requires roof work, and another separate structure is also present. The existing configuration provides a range of enclosed office and support areas within a professional commercial setting.
Key Highlights
- 1,976 SF one‑story office building on a 1.3‑acre parcel
- 1977 construction with reception, private offices, drafting rooms, and heated vestibule
- Main office includes stone fireplace, built‑in wet bar closet, full bath, and exterior entrance
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
$31,066
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
7.86%
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%
$621,320
$621.3K
Cap Rate 7%
$443,800
$443.8K
Cap Rate 9%
$345,178
$345.2K
Market Conditions
NOI Build-Up for 1,976 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
$51.5K $26.04/SF
− Vacancy
−$10.0K −$5.08/SF
EGI
$41.4K $20.96/SF
− OpEx
−$10.4K −$5.24/SF
NOI
$31.1K $15.72/SF
Area
Chester 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%
$621,320
Cap Rate 7%
$443,800
Cap Rate 9%
$345,178
Alternative Uses
Best Use
Office B
$443.8K
$388.3K – $517.8K
NOI $31,066 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$599.1K
$524.2K – $699.0K
NOI $41,937 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 19335, PA
52,406
Population
20,276
Households
2.6
Avg Household Size
40
Median Age
62%
College-Educated
98%
High-School Grad
43.3 sq mi
ZIP Area
1,210
Density / Sq Mi
$136,839
Median Household Income
$69,850
Median Earnings
$1,647
Median Rent
$464,400
Median Home Value
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 - Established office property with multiple private work areas, customer reception space, paved parking, and additional detached structures.
Where is this office building located?
The property is located at 1100 Bondsville Rd Downingtown, PA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 1,976 SF one‑story office building on a 1.3‑acre parcel; 1977 construction with reception, private offices, drafting rooms, and heated vestibule; Main office includes stone fireplace, built‑in wet bar closet, full bath, and exterior entrance
