Elevator-Served Office
For Sale
$650,000
1105 BETHLEHEM Pike, Sellersville, PA 18960
Commercial Sale, SELLERSVILLE, PA
Property Size3,200 SF
Price / SF$203.13
Days on Market385
Property Features for 1105 BETHLEHEM Pike
General Information
Property type
Other
Property subtype
Office
Parking
50
Parking features
Parking Lot
Elementary school district
PENNRIDGE
Middle school district
PENNRIDGE
High school district
PENNRIDGE
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
6041
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2012
Building materials
Frame
Listing Agency:
Keller Williams Real Estate-Doylestown · Keller Williams Realty
(215) 340-5700
Listed By:
Chad B Blankenbiller · License #RS277047
(215) 589-8080
Added: Aug 19, 2025
Changed: Aug 20
Last Checked: Sep 7 at 7:06PM
MLS# PABU2102374
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Unit B1 is a second-floor office/medical office condominium within Rockhill Plaza, a multi-owner commercial condo building. The unit provides 2,691 SF of interior space, while the transferred area totals 3,200 SF, including front and rear stairways and a front vestibule maintained by the condominium association. Elevator access, central air, forced-air heating, and parking lot access are in place. The building was constructed in 2012.
The space is leased on an NNN basis to Alpine Mechanical Services LLC through April 2028 and includes two one-year renewal options. The tenant pays taxes, insurance, utilities, and condo association fees. The tenant may consider relocating if a future owner elects to occupy the unit. Access to the area is provided via Rt. 309, and Grand View Hospital is within 1.5 miles.
The space is leased on an NNN basis to Alpine Mechanical Services LLC through April 2028 and includes two one-year renewal options. The tenant pays taxes, insurance, utilities, and condo association fees. The tenant may consider relocating if a future owner elects to occupy the unit. Access to the area is provided via Rt. 309, and Grand View Hospital is within 1.5 miles.
Key Highlights
- 3,200 SF transferred area, including front and rear stairways and front vestibule
- 2,691 SF of second‑floor interior office space
- NNN lease to Alpine Mechanical Services LLC 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
—
—
no second resolved use
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
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
176
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 - Second-floor commercial condo with NNN tenancy, central air, forced-air heat, and parking lot access.
Where is this office units located?
The property is located at 1105 BETHLEHEM Pike 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: 3,200 SF transferred area, including front and rear stairways and front vestibule; 2,691 SF of second‑floor interior office space; NNN lease to Alpine Mechanical Services LLC through April 2028
