Mixed-Use Office-Retail
For Sale
$865,000
41 - 35 W 2nd St, Lansdale, PA 19446
Hybrid office, retail, and warehouse-shop space with generous on-site parking for contractors and small operators.
Property Size5,900 SF
Price / SF$146.61
Days on Market87
Property Features for 41 - 35 W 2nd St
General Information
Standard status
Active
Size
5,900 SF
Building Details
Year Built
1900
Listing Agency:
Suburban City Realty, LLC
Listed By:
Glenn Gaines · License #RS330696
(215) 995-0191
Source:
Kandorre
Added: Jun 13
Changed: Aug 23
Last Checked: Sep 6 at 12:47PM
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 Suburban City Realty, LLC
Investment Insights
Based on property information with market context.
This property offers a mixed-use configuration combining office and retail space with a warehouse/shop area, providing flexible options for owner-users and investors. The setup is designed to support both customer-facing operations and back-of-house work, with functional space for contractors and service-oriented businesses.
The asset is located at 41–35 W 2nd St in Lansdale, Pennsylvania. On-site parking is available via an included parking lot, supporting convenient vehicle access for employees, deliveries, and visitors.
For tenants or buyers seeking a central downtown presence, the blend of office/retail front space and warehouse/shop functionality can support a wide range of contractor and light industrial use cases. The on-site parking arrangement is a practical benefit for operations that rely on frequent arrivals, loading activity, or customer visits. The property may also appeal to investors looking for a multi-component building that can accommodate more than one operational function within a single site.
The asset is located at 41–35 W 2nd St in Lansdale, Pennsylvania. On-site parking is available via an included parking lot, supporting convenient vehicle access for employees, deliveries, and visitors.
For tenants or buyers seeking a central downtown presence, the blend of office/retail front space and warehouse/shop functionality can support a wide range of contractor and light industrial use cases. The on-site parking arrangement is a practical benefit for operations that rely on frequent arrivals, loading activity, or customer visits. The property may also appeal to investors looking for a multi-component building that can accommodate more than one operational function within a single site.
Key Highlights
- Hybrid office, retail, and warehouse‑shop space
- Year built: 1900
- Includes a warehouse/shop area
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
$67,622
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
7.82%
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%
$1,352,440
$1.4M
Cap Rate 7%
$966,029
$966.0K
Cap Rate 9%
$751,356
$751.4K
Market Conditions
NOI Build-Up for 5,900 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
$111.9K $18.96/SF
− Vacancy
−$7.8K −$1.33/SF
EGI
$104.0K $17.63/SF
− OpEx
−$36.4K −$6.17/SF
NOI
$67.6K $11.46/SF
Area
Montgomery County, PA
Vacancy
7.00%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
35.00%
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%
$1,352,440
Cap Rate 7%
$966,029
Cap Rate 9%
$751,356
Alternative Uses
Best Use
Flex RnD
$966.0K
$845.3K – $1.13M
NOI $67,622 @ 7.0% cap · market cap 7.82%
Second Best
Warehouse
$862.1K
$754.4K – $1.01M
NOI $60,349 @ 7.0% cap · market cap 6.98%
Theoretical Best
Specialty Retail
$3.39M
$2.97M – $3.96M
NOI $237,562 @ 7.0% cap · market cap 27.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,489
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19446, PA
58,930
Population
24,983
Households
2.4
Avg Household Size
44
Median Age
51%
College-Educated
93%
High-School Grad
22.6 sq mi
ZIP Area
2,608
Density / Sq Mi
$103,875
Median Household Income
$60,396
Median Earnings
$1,738
Median Rent
$415,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Hybrid office, retail, and warehouse-shop space with generous on-site parking for contractors and small operators.
Where is this flex space located?
The property is located at 41 - 35 W 2nd St Lansdale, PA.
What is the asking price?
The asking price for this property is $865,000.
What are key features of this property?
This property features: Hybrid office, retail, and warehouse‑shop space; Year built: 1900; Includes a warehouse/shop area
