Commercial Land with Existing
For Sale
$850,000
1213 LANCASTER AVENUE, Berwyn, PA 19312
C-1 Commercial Zoning and an existing structure are subject to township approval for any modifications.
Property Size2,000 SF
Price / SF$425
Days on Market9
Property Features for 1213 LANCASTER AVENUE
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Commercial
Building Details
Year Built
1954
Listing Agency:
Compass Pennsylvania, LLC
(610) 551-1609
Listed By:
Joann Neumann · License #RS315814
(610) 551-1609
Source:
Cummingsrealtors
Added: Aug 9
Changed: Aug 16
Last Checked: Aug 17 at 5:50AM
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 Compass Pennsylvania, LLC
Investment Insights
Based on property information with market context.
This approximately 0.75-acre commercial land parcel includes an existing 2,000+ SF building constructed in 1954. The current structure is a home that may be occupied by residents, while any modification requires township approval. The property carries C-1 Commercial Zoning, with permitted uses and development requirements to be independently verified with township authorities.
The site fronts Lancaster Avenue in Berwyn and is set back from the roadway. Major roadways, shopping, dining, and public transportation are nearby, including Daylesford Station. Frontage measures 160 ft wide, with the rear measuring 168 wide; the side dimensions are 173 deep on the left and 212 deep on the right.
The site fronts Lancaster Avenue in Berwyn and is set back from the roadway. Major roadways, shopping, dining, and public transportation are nearby, including Daylesford Station. Frontage measures 160 ft wide, with the rear measuring 168 wide; the side dimensions are 173 deep on the left and 212 deep on the right.
Key Highlights
- C‑1 Commercial Zoning
- Approximately 0.75 Acre
- 2,000+ SF Existing Building, constructed in 1954
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
$31,443
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
3.70%
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%
$628,860
$628.9K
Cap Rate 7%
$449,186
$449.2K
Cap Rate 9%
$349,367
$349.4K
Market Conditions
NOI Build-Up for 2,000 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
$52.1K $26.04/SF
− Vacancy
−$10.2K −$5.08/SF
EGI
$41.9K $20.96/SF
− OpEx
−$10.5K −$5.24/SF
NOI
$31.4K $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%
$628,860
Cap Rate 7%
$449,186
Cap Rate 9%
$349,367
Alternative Uses
Best Use
Office B
$449.2K
$393.0K – $524.1K
NOI $31,443 @ 7.0% cap · market cap 3.70%
Second Best
Healthcare Medical
$442.9K
$387.5K – $516.7K
NOI $31,000 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$606.4K
$530.6K – $707.5K
NOI $42,447 @ 7.0% cap · market cap 4.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Explore this area
Business Placement
Demographics for 19312, PA
11,848
Population
4,526
Households
2.6
Avg Household Size
46
Median Age
76%
College-Educated
98%
High-School Grad
9.6 sq mi
ZIP Area
1,234
Density / Sq Mi
$199,107
Median Household Income
$100,046
Median Earnings
$1,678
Median Rent
$805,400
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?
Commercial land - C-1 Commercial Zoning and an existing structure are subject to township approval for any modifications.
Where is this commercial land located?
The property is located at 1213 LANCASTER AVENUE Berwyn, 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: C‑1 Commercial Zoning; Approximately 0.75 Acre; 2,000+ SF Existing Building, constructed in 1954
