Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Labs at Oaklands: Life Sciences Title is generated by Realmo AI

    435 Creamery Way, Exton, PA 19341

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    Turn-key lab suites in Chester County's life science community.

    Type:LifeSciences
    Property size:
    56,532 SF
    Added:
    Nov 22, 2025
    Days on Market:
    185
    Last Refresh:
    May 19 at 8:44 pm

    Property Features for 435 Creamery Way

    General Information

    Standard status
    Active
    Size
    56,532 SF
    Property subtype
    LifeSciences

    Spaces For Lease

    at 435 Creamery Way Contact us

    We can help!

    Listing Contact
    Mike Maloney
    Mike Maloney

    Listing agent Mike Maloney License #PA

    Listing office

    Listing date Nov 22, 2025

    Source Cbre

    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 Mike Maloney

    HighLights

    • Located in the center of Chester County’s burgeoning life sciences community.
    • Provides companies a density of life science talent.
    • Offers scalable, best‑in‑class facilities.
    • Helps companies attract and retain world‑class talent.
    • Offers newly built, turn‑key lab suites.
    • Provides bespoke lab/R&D and cGMP availabilities.

    Overview

    Located in Chester County, The Labs at Oaklands offers facilities for companies in the life sciences. The property provides scalable, newly built, turn-key lab suites, as well as bespoke lab/R&D and cGMP availabilities. The property provides a variety of scalable space options.
    Property Profile Location Intelligence

    Current Use by Public Records

    CellPort Software (Bike/Boat/Book/etc) Store Collegium Charter School High School

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Malgudi Cafe — 410 W Lincoln Hwy, Exton, PA 19341

    Location Insight

    • Map
    • Local Demand
    City
    Exton
    County
    Chester
    State
    Pennsylvania
    Longitude
    -75.6536
    Latitude
    40.0184

    Nearby Similar for Lease

    • $650/Mo

      Professional Office Space in Exton

      Private office sublease in established Exton Centre commercial building.
      403 W LINCOLN Highway, EXTON, PA 19341
      View Details
    • $650/Mo

      Professional Office Space in Exton

      Private office sublease in Exton Centre, ideal for professionals.
      403 W LINCOLN Highway, EXTON, PA 19341
      View Details
    • $650/Mo

      Professional Office Sublease in Exton

      Private office sublease in Exton Centre, ideal for professionals.
      403 W LINCOLN Highway, EXTON, PA 19341
      View Details
    • $695/Mo

      LEAF Collective Office Suites

      Peaceful, collaborative, fully serviced office suites for wellness practitioners.
      760 CONSTITUTION Drive, EXTON, PA 19341
      View Details
    • $500/Mo
      250 SF

      Charming Retail/Office Space in Exton

      Historic Exton property with high visibility and rustic charm.
      431 E LINCOLN Highway, EXTON, PA 19341
      View Details
    • $5,464/Mo

      Exton Office and Warehouse Space

      Office and warehouse space available for lease in Exton, PA.
      602 JEFFERS Circle, EXTON, PA 19341
      View Details
    • $500/Mo
      11,500-22,000 SF

      801 springdale

      Professional office space in Exton, PA, suitable for various business needs.
      801 Springdale Dr, Exton, PA 19341
      View Details
    • $66,000 SF/Yr
      2,400 SF

      Exton, PA - Fitted Office

      2400 SF fitted office space in Exton, PA.
      766 W LINCOLN Highway, EXTON, PA 19341
      View Details
    • $1,950/Mo

      Exton Office Space Available

      Well-maintained office space for lease in Exton, PA.
      107 JOHN ROBERT THOMAS Drive, EXTON, PA 19341
      View Details
    • $1,000/Mo

      Exton Office Space For Lease

      Functional office space in Exton's active commercial corridor.
      363 E LINCOLN Highway, EXTON, PA 19341
      View Details
    • $18 SF/Yr

      Exton Retail Opportunity

      Retail spaces available in remodeled buildings at prime Exton intersection.
      224 N POTTSTOWN Pike, EXTON, PA 19341
      View Details
    • $26 SF/Yr
      3,448 SF

      First Generation Class A Space

      Flexible office space with modern amenities and commuter convenience.
      224 Valley Creek Blvd, Exton, PA
      View Details

    FAQs

    What type of property is this?
    Flex space - Turn-key lab suites in Chester County's life science community.
    Where is this flex space located?
    The property is located at 435 Creamery Way Exton, PA.
    What are key features of this property?
    This property features: Located in the center of Chester County’s burgeoning life sciences community.; Provides companies a density of life science talent.; Offers scalable, best‑in‑class facilities.
    (610) 386-6015
    We can help!
    Listing Contact
    Mike Maloney
    Mike Maloney
    Real Estate License ID: PA
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    435 Creamery Way, Exton, PA, 19341
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!