Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Office Building with Expansion Potential Title is generated by Realmo AI

    10 Friends Ln, Newtown, PA 18940

    View on Map
    Claim this Listing
    For Lease
    Contact for pricing

    26,000 SF office building with expansion up to 59,000 SF.

    Type:office
    Property size:
    13,000 SF
    Lot size:
    8.00 Acres
    Added:
    Apr 15, 2026
    Days on Market:
    46
    Last Refresh:
    Apr 14 at 8:15 pm

    Property Features for 10 Friends Ln

    General Information

    Standard status
    Active
    Size
    13,000 SF
    Lot size
    8.00 Acres
    Property subtype
    office

    Spaces For Lease

    at 10 Friends Ln Contact us

    We can help!

    Listing Contact
    Patrick Brady
    Patrick Brady

    Listing agent Patrick Brady License #RS308210

    Listing office Berwyn

    Listing date Apr 15, 2026

    Source Property.jll

    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 Berwyn

    HighLights

    • Full‑Building Opportunity: 26,000 SF office building with expansion potential to 59,000 SF.
    • Approved 33,000 SF Addition: Ready for expansion on 8 acres.
    • Ideal for Medical/Life Sciences: Suited for medical, health, or life sciences users.
    • Building Signage Opportunity: Prominent signage available.
    • Convenient Location: Minutes from I‑95 and directly off Route 322.
    • Ample Parking: 5/1,000 SF parking ratio.

    Overview

    This 26,000 square foot office building offers a full-building opportunity with the potential to expand to 59,000 square feet. The property, formerly a lab, has an approved 33,000 square foot addition planned on its 8-acre site. It is ideally suited for medical, health, or life sciences users. The property features a courtyard and a parking ratio of 5 spaces per 1,000 square feet. Building signage opportunities are available. The location provides convenient access, being minutes from I-95 and directly off Route 322.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Newtown
    County
    Bucks
    State
    Pennsylvania
    Longitude
    -74.913679
    Latitude
    40.228656

    Nearby Similar for Lease

    • $25 SF/Yr
      1,782 SF

      Newtown Office Space For Lease

      Office space for lease in Newtown, PA. Available June 2026.
      642 NEWTOWN YARDLEY RD, NEWTOWN, PA 18940
      View Details
    • $975/Mo

      Flexible Office Space Solutions

      Comprehensive and flexible office space solutions in Newtown, Pennsylvania.
      12 PENNS Trail, NEWTOWN, PA 18940
      View Details
    • Sponsored
      $129-$5,625/Mo
      11-1,292 SF

      Yardley

      41 University Dr, Unit 400, Newtown, PA 18940
      View Details
    • $24 SF/Yr

      Newtown Office Park Office Space

      Medical/Professional office space in Newtown Office Park for lease.
      770 NEWTOWN YARDLEY Road, NEWTOWN, PA 18940
      View Details
    • $7,500/Mo
      5,200 SF

      Refinished Office and Warehouse Space

      Versatile Newtown space with office, flex, and warehouse areas.
      11 Penns Trl #700, NEWTOWN, PA 18940
      View Details
    • $16,000/Mo
      1,000 SF

      Historic Newtown Restaurant/Tavern Opportunity

      Restaurant/tavern with full liquor license in historic Newtown, PA.
      101 S State St, NEWTOWN, PA 18940
      View Details
    • $22 SF/Yr

      Newtown Office/Medical Space For Lease

      Professional/Medical office space available in Newtown Business Commons.
      115 PHEASANT Run, NEWTOWN, PA 18940
      View Details
    • Contact for pricing
      14,821 SF

      Renovated Flex Office/Warehouse Space

      Newly renovated flex office/warehouse space available for rent.
      6 Pheasant Run, Newtown, Pennsylvania 18940
      View Details
    • Contact for pricing

      Newtown Office Space For Lease

      Office space for lease with flexible terms and ample parking.
      41 University Dr, Newtown, PA 18940
      View Details
    • $22 SF/Yr
      600 SF

      Second Floor Office Suite

      600 SF office suite with ample parking and signage.
      3415 W Chester Pike, Newtown, PA
      View Details
    • Contact for pricing
      30,000 SF

      Newtown Office Space Available

      30000 sqft office space for rent in Newtown, PA.
      2 Caufield Pl, Newtown, PA 18940
      View Details
    • Contact for pricing
      2,251 SF

      Newtown Office Space Available

      Office space available for rent in Newtown, Pennsylvania.
      4 Caufield Pl, Newtown, PA 18940
      View Details

    FAQs

    What type of property is this?
    Office building - 26,000 SF office building with expansion up to 59,000 SF.
    Where is this office building located?
    The property is located at 10 Friends Ln Newtown, PA.
    What are key features of this property?
    This property features: Full‑Building Opportunity: 26,000 SF office building with expansion potential to 59,000 SF.; Approved 33,000 SF Addition: Ready for expansion on 8 acres.; Ideal for Medical/Life Sciences: Suited for medical, health, or life sciences users.
    (484) 532-4200
    We can help!
    Listing Contact
    Patrick Brady
    Patrick Brady
    Real Estate License ID: RS308210
    Learn More
    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
    10 Friends Ln, Newtown, PA 18940
    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!