Flex Property with Office and
For Sale
$830,000
504 Gordon Dr, Exton, PA 19341
Versatile flex building with finished office, warehouse space, and a 10' roll-up door for flexible business operations.
Property Size4,150 SF
Price / SF$200
Days on Market71
Property Features for 504 Gordon Dr
General Information
Standard status
Active
Size
4,150 SF
Class
B
Property subtype
Office
Zoning
PIC
Warehouse & Industrial
Drive-In Doors
1
Heavy Power
Yes
Building Details
Building Size
4,150 SF
Year Built
1984
Listing Agency:
First Liberty Partners
(610) 505-8493
Listed By:
Frank Englund · License #PA #RS196641L
(610) 505-8493
Source:
Firstlibertypartners
Added: Jun 2
Changed: Aug 8
Last Checked: Jun 25 at 12:40PM
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 First Liberty Partners
Investment Insights
Based on property information with market context.
This flex property combines practical office space with functional warehouse capacity under one roof. The building includes approximately 2,450 SF of finished office space and about 1,700 SF of warehouse area, supporting a wide range of office-and-operations users. A single 10' roll-up door provides direct access to the warehouse portion, while the property is served by 200 AMP electric with 3-phase power.
The property is located at 504 Gordon Dr in Exton, Pennsylvania, offering a convenient setup for day-to-day business use and access to key transportation routes in the surrounding area. The site is described as well-maintained and positioned in the thriving Exton market.
Zoned PIC under Uwchlan Township, the property is presented as a flexible option for industrial and commercial enterprises that need both administrative space and operational space. With its office/warehouse mix and on-site access, it can be a strong fit for contractors and service-oriented businesses that also require light warehouse or distribution capabilities.
The property is located at 504 Gordon Dr in Exton, Pennsylvania, offering a convenient setup for day-to-day business use and access to key transportation routes in the surrounding area. The site is described as well-maintained and positioned in the thriving Exton market.
Zoned PIC under Uwchlan Township, the property is presented as a flexible option for industrial and commercial enterprises that need both administrative space and operational space. With its office/warehouse mix and on-site access, it can be a strong fit for contractors and service-oriented businesses that also require light warehouse or distribution capabilities.
Key Highlights
- 4,150 SF flex building built in 1984 with finished office plus warehouse space
- 2,450 SF finished office space for business operations
- 1,700 SF warehouse with a 10' roll‑up door
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
$65,245
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
7.86%
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%
$1,304,900
$1.3M
Cap Rate 7%
$932,071
$932.1K
Cap Rate 9%
$724,944
$724.9K
Market Conditions
NOI Build-Up for 4,150 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
$108.1K $26.04/SF
− Vacancy
−$21.1K −$5.08/SF
EGI
$87.0K $20.96/SF
− OpEx
−$21.7K −$5.24/SF
NOI
$65.2K $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%
$1,304,900
Cap Rate 7%
$932,071
Cap Rate 9%
$724,944
Alternative Uses
Best Use
Office B
$932.1K
$815.6K – $1.09M
NOI $65,245 @ 7.0% cap · market cap 7.86%
Second Best
Warehouse
$606.4K
$530.6K – $707.5K
NOI $42,449 @ 7.0% cap · market cap 5.11%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,077 @ 7.0% cap · market cap 10.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
971
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19341, PA
18,808
Population
9,209
Households
2
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
13.7 sq mi
ZIP Area
1,373
Density / Sq Mi
$122,992
Median Household Income
$71,565
Median Earnings
$2,045
Median Rent
$486,900
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?
Flex space - Versatile flex building with finished office, warehouse space, and a 10' roll-up door for flexible business operations.
Where is this flex space located?
The property is located at 504 Gordon Dr Exton, PA.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: 4,150 SF flex building built in 1984 with finished office plus warehouse space; 2,450 SF finished office space for business operations; 1,700 SF warehouse with a 10' roll‑up door
