Second-Floor Office Unit with
For Sale
$650,000
1105 BETHLEHEM PIKE #B1 B1, Sellersville, PA 18960
NNN lease in place through April 2028, with two one-year renewal options.
Property Size3,200 SF
Price / SF$203.13
Days on Market41
Property Features for 1105 BETHLEHEM PIKE #B1 B1
General Information
Standard status
Active
Size
3,200 SF
Elevators
Yes
Additional Details
Floor
2
Building Details
Tenancy
Multi
Owner Occupied
No
Listing Agency:
Keller Williams Real Estate-Doylestown
(215) 340-5700
Listed By:
Chad B Blankenbiller · License #RS277047
Source:
Hostetterrealty
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 25 at 9:48AM
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 Keller Williams Real Estate-Doylestown
Investment Insights
Based on property information with market context.
Unit B1 is a second-floor office condominium within Rockhill Plaza, an office and medical office building with multiple owners and tenants. The unit contains 2,691 SF of interior space, while the transferred area totals 3,200 SF and includes the front and rear stairways plus the front vestibule managed by the condominium association. Elevator access serves the floor.
The property is leased to Alpine Mechanical Services LLC on an NNN basis through April 2028, with two one-year renewal options. The tenant is responsible for taxes, insurance, utilities, and condominium association fees. The tenant would consider relocating if a future owner intends to occupy the unit. Access to Route 309 is nearby, and Grand View Hospital is within 1.5 miles.
The property is leased to Alpine Mechanical Services LLC on an NNN basis through April 2028, with two one-year renewal options. The tenant is responsible for taxes, insurance, utilities, and condominium association fees. The tenant would consider relocating if a future owner intends to occupy the unit. Access to Route 309 is nearby, and Grand View Hospital is within 1.5 miles.
Key Highlights
- 2,691 SF second‑floor office unit; 3,200 SF total transferred area
- Elevator access to Unit B1
- NNN lease runs through April 2028
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
$50,309
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
7.74%
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%
$1,006,180
$1.0M
Cap Rate 7%
$718,700
$718.7K
Cap Rate 9%
$558,989
$559.0K
Market Conditions
NOI Build-Up for 3,200 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
$83.3K $26.04/SF
− Vacancy
−$16.2K −$5.08/SF
EGI
$67.1K $20.96/SF
− OpEx
−$16.8K −$5.24/SF
NOI
$50.3K $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%
$1,006,180
Cap Rate 7%
$718,700
Cap Rate 9%
$558,989
Alternative Uses
Best Use
Office B
$718.7K
$628.9K – $838.5K
NOI $50,309 @ 7.0% cap · market cap 7.74%
Second Best
Healthcare Medical
$632.4K
$553.4K – $737.9K
NOI $44,271 @ 7.0% cap · market cap 6.81%
Theoretical Best
Office A
$970.2K
$848.9K – $1.13M
NOI $67,915 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 18960, PA
13,561
Population
5,264
Households
2.6
Avg Household Size
44
Median Age
40%
College-Educated
96%
High-School Grad
19.1 sq mi
ZIP Area
710
Density / Sq Mi
$103,594
Median Household Income
$52,215
Median Earnings
$1,361
Median Rent
$373,300
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 units - NNN lease in place through April 2028, with two one-year renewal options.
Where is this office units located?
The property is located at 1105 BETHLEHEM PIKE #B1 B1 Sellersville, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2,691 SF second‑floor office unit; 3,200 SF total transferred area; Elevator access to Unit B1; NNN lease runs through April 2028
