Mixed-Use Commercial Spaces
For Sale
Contact for pricing
Route 113 & County Line Road, Souderton, PA 18964
64,000 SF build-to-suit spaces in walkable Souderton development.
Property Size6,525 SF
Price / SF$130.27
Days on Market1653
Property Features for Route 113 & County Line Road
General Information
Standard status
Active
Size
6,525 SF
Property subtype
Retail, Office, Land
Zoning
General Commercial
Lease Type
NNN
Building Details
Stories
2
Listing Agency:
Markward Group
Listed By:
Del Markward · License #PA
(610) 295-6600
Source:
Crexi
Added: Mar 6, 2022
Changed: Sep 9
Last Checked: Sep 13 at 6:31AM
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 Markward Group
Investment Insights
Based on property information with market context.
Towne Gate Commons offers 64,000 square feet of build-to-suit commercial spaces within a walkable, mixed-use development. This development is designed to attract local, regional, and national retailers and restaurants, catering to the growing Souderton Borough. The self-contained community includes 140 residential units, ensuring consistent foot traffic for the commercial district. Pedestrian-friendly features include wide sidewalks and tree-lined streets, encouraging exploration. Activated outdoor spaces, enhanced by a large public mural featuring local artists, aim to draw visitors from the surrounding area, which includes 39,917 households within a five-mile radius. A previously secured liquor license presents a unique opportunity in Souderton, where only three existing restaurants currently serve alcoholic beverages. The property is located at Route 113 & County Line Road, Souderton, PA 18964 and has a property size of 6,525 square feet.
Key Highlights
- High foot traffic generated by 140 on‑site residential units.
- Build‑to‑suit commercial spaces totaling 64,000 square feet.
- Walkable, mixed‑use development in Souderton Borough.
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
$67,534
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
7.95%
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%
$1,350,680
$1.4M
Cap Rate 7%
$964,771
$964.8K
Cap Rate 9%
$750,378
$750.4K
Market Conditions
NOI Build-Up for 6,525 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
$117.5K $18.00/SF
− Vacancy
−$9.4K −$1.44/SF
EGI
$108.1K $16.56/SF
− OpEx
−$40.5K −$6.21/SF
NOI
$67.5K $10.35/SF
Area
Montgomery County, PA
Vacancy
8.00%
Lease Rate
$18.00 /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%
$1,350,680
Cap Rate 7%
$964,771
Cap Rate 9%
$750,378
Alternative Uses
Best Use
Specialty Retail
$3.75M
$3.28M – $4.38M
NOI $262,727 @ 7.0% cap · market cap 30.91%
Second Best
Office B
$1.47M
$1.28M – $1.71M
NOI $102,584 @ 7.0% cap · market cap 12.07%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 18964, PA
14,366
Population
5,686
Households
2.5
Avg Household Size
43
Median Age
40%
College-Educated
91%
High-School Grad
9.5 sq mi
ZIP Area
1,512
Density / Sq Mi
$94,291
Median Household Income
$53,660
Median Earnings
$1,358
Median Rent
$339,700
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?
Mixed-use property - 64,000 SF build-to-suit spaces in walkable Souderton development.
Where is this mixed-use property located?
The property is located at Route 113 & County Line Road Souderton, PA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: High foot traffic generated by 140 on‑site residential units.; Build‑to‑suit commercial spaces totaling 64,000 square feet.; Walkable, mixed‑use development in Souderton Borough.
