Listing Agency: Newmark | King of Prussia d***@nmrk.com Show Phone

Listed By: Duke Kennedy

Source: Nmrk

Added: May 17 Changed: Aug 28 Last Checked: Aug 28 at 9:04AM

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Investment Insights

Based on property information with market context.

Located on Presidential Boulevard, this commercial property features office spaces available for sale. The property includes two suites: one at 126 Presidential Blvd offering 3,503 square feet, and another at 130 N Presidential Blvd providing 11,500 square feet. The suites are currently tenant-occupied with long-term leases in place.

Key Highlights

• Available office space for lease.
• Space available at 126 Presidential Blvd: 3,503 SF.
• Space available at 130 N Presidential Blvd: 11,500 SF.

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

$180,799

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

3.62%

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%

$3,615,980 $3.6M

Cap Rate 7%

$2,582,843 $2.6M

Cap Rate 9%

$2,008,878 $2.0M

Market Conditions

NOI Build-Up for 11,500 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

$299.5K $26.04/SF

− Vacancy

−$58.4K −$5.08/SF

EGI

$241.1K $20.96/SF

− OpEx

−$60.3K −$5.24/SF

NOI

$180.8K $15.72/SF

Area

Montgomery 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%

$3,615,980

Cap Rate 7%

$2,582,843

Cap Rate 9%

$2,008,878

Alternative Uses

Best Use

Office B

$2.58M

$2.26M – $3.01M (±1% cap)

NOI $180,799 @ 7.0% cap · market cap 3.62%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$6.61M

$5.79M – $7.72M (±1% cap)

NOI $463,045 @ 7.0% cap · market cap 9.26%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office buildings

Suggested Use

Top Pick Bakery Auto Parts Store Grocery & Convenience Store Electrical Service Storage Facility Home Appliance Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

2,457

Businesses Nearby

Explore this area Business Placement

Demographics for 19004, PA

10,668

Population

4,453

Households

2.4

Avg Household Size

41

Median Age

73%

College-Educated

98%

High-School Grad

2.7 sq mi

ZIP Area

3,951

Density / Sq Mi

$143,781

Median Household Income

$81,909

Median Earnings

$1,791

Median Rent

$616,000

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Office building - Office space for sale with long-term tenant leases.

Where is this office building located?

The property is located at 126-130 N Presidential Boulevard Bala Cynwyd, PA.

What is the asking price?

The asking price for this property is $5,000,000.

What are key features of this property?

This property features: Available office space for lease.; Space available at 126 Presidential Blvd: **3,503 SF**.; Space available at 130 N Presidential Blvd: **11,500 SF**.