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    Flourtown Mixed-Use Investment Opportunity Title is generated by Realmo AI

    725 & 735 BETHLEHEM PIKE, Flourtown, PA 19031

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    For Sale
    $3,450,000

    Two mixed-use properties with commercial units and residential apartments.

    Type:Commercial/Industrial
    Property size:
    17,000 SF
    Lot size:
    1.40 Acres
    Price / SF:
    $202/SF
    Added:
    Mar 23, 2026
    Days on Market:
    65
    Last Refresh:
    Mar 20 at 9:06 pm

    Property Features for 725 & 735 BETHLEHEM PIKE

    General Information

    Standard status
    Active
    Size
    17,000 SF
    Lot size
    1.40 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1900

    We can help!

    Listing Contact
    Michael Sivel
    Michael Sivel

    Listing agent Michael Sivel

    Listing office BHHS Fox & Roach-Chestnut Hill

    Listing date Mar 23, 2026

    Source Exitrealty

    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 BHHS Fox & Roach-Chestnut Hill

    HighLights

    • Prime investment opportunity with two contiguous mixed‑use commercial properties.
    • High‑visibility location in the vibrant Flourtown business district.
    • Total of 17,000 square feet on a 1.4‑acre corner lot with parking.
    • Includes 4 commercial units and 3 residential apartments.
    • Newly constructed (circa 2019) 2‑story building with two commercial units and two apartments.
    • Located near Fort Washington interchange and Route #309.

    Overview

    Two contiguous commercial mixed-use properties present an investment opportunity. Located in the Flourtown business district, the assemblage of 725 & 735 Bethlehem Pike includes 4 commercial units and 3 residential apartments, totaling 17,000 square feet on a 1.4-acre corner lot with a parking lot. The location offers retail visibility, high traffic count, and proximity to the Fort Washington interchange and route #309 in Eastern Montgomery County. The properties are zoned Village Commercial #3. The building at 735 Bethlehem Pike, constructed circa 2019, is a 2-story building with two 1st-floor commercial units, two 2nd-floor apartments with private entrances, and a full basement. The property at 725 Bethlehem Pike, developed in 1977, incorporates two historic semi-detached houses improved by a spacious first-floor store, occupied by a national retail tenant, and a 2-story warehouse with office space above. The warehouse/office space is currently available for occupancy. The seller will consider a sole transaction for 735 Bethlehem Pike.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $2.55M
    NOI $229,676 @ 9.00% cap · cautious / downside scenario
    Moderate
    $3.28M
    NOI $229,676 @ 7.00% cap · market / base-case scenario
    Aggressive
    $4.59M
    NOI $229,676 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $444.7k $26.16
    − Vacancy −$27.1k −$1.60
    EGI $417.6k $24.56
    − OpEx −$187.9k −$11.05
    NOI $229.7k $13.51
    17,000 SF · lease $26.16/SF/yr · vacancy 6.10% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $3.28M
    $2.87M – $3.83M (±1% cap)
    NOI $229,676 @ 7.0% cap · market cap 6.66%
    Second Best
    Retail
    $2.93M
    $2.57M – $3.42M (±1% cap)
    NOI $205,204 @ 7.0% cap · market cap 5.95%
    Theoretical Best
    Specialty Retail
    $9.78M
    $8.56M – $11.41M (±1% cap)
    NOI $684,501 @ 7.0% cap · market cap 19.84%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Flourtown
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.214962
    Latitude
    40.114308

    Nearby Similar for Sale

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    • $6,438,000
      20,731 SF

      Flourtown Retail Investment Opportunity

      Anchored retail property with high-performing tenant and upside potential.
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      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Two mixed-use properties with commercial units and residential apartments.
    Where is this mixed-use property located?
    The property is located at 725 & 735 BETHLEHEM PIKE Flourtown, PA.
    What is the asking price?
    The asking price for this property is $3,450,000.
    What are key features of this property?
    This property features: Prime investment opportunity with two contiguous mixed‑use commercial properties.; High‑visibility location in the vibrant Flourtown business district.; Total of 17,000 square feet on a 1.4‑acre corner lot with parking.
    (215) 247-3750
    We can help!
    Listing Contact
    Michael Sivel
    Michael Sivel
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    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.

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    725 & 735 BETHLEHEM PIKE, FLOURTOWN, PA 19031
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