Building Details

Building Size 19,000 SF

Year Built 1800

Listing Agency: Realty Executives-Skippack b***@realtyexecutives.com Show Phone

Listed By: Bruce J Augustine · License #RM063072L Show Phone

Source: Kingswayrealty

Added: Dec 15, 2020 Changed: Aug 21 Last Checked: Sep 1 at 2:32PM

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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 Realty Executives-Skippack

Investment Insights

Based on property information with market context.

This sale opportunity is anchored by a corner commercial site in Skippack Township, encompassing over four acres and improved with five existing buildings. The tenantable mix includes retail, office space, automotive sales and service, and residential use, creating flexibility for buyers seeking a multi-use property configuration rather than a single-purpose asset.

The property is positioned at the intersection of Route 113 and Route 73, providing prominent frontage on two heavily used roadways. The seller’s remarks indicate the site is being considered as the front-facing location for a proposed future shopping center or retail development, supporting a planning-oriented use case alongside the existing improvements.

For prospective owners, this combination of acreage, multi-building infrastructure, and existing retail, office, and automotive components can be evaluated for continued income potential and operational continuity across different user types. It also offers a practical starting point for redevelopment planning given its corner position and the variety of on-site structures. Buyers and their teams can review the current building uses and configuration on-site to determine the best path forward for retail, service, or mixed-use programming.

Key Highlights

• Over 4 acres with five existing buildings at the corner of Route 113 and Route 73 in Skippack Township
• Existing mix of retail, office, and automotive sales/service uses across the five buildings
• Includes residential use within the existing buildings on site

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

$229,345

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

5.10%

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%

$4,586,900 $4.6M

Cap Rate 7%

$3,276,357 $3.3M

Cap Rate 9%

$2,548,278 $2.5M

Market Conditions

NOI Build-Up for 19,000 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

$342.0K $18.00/SF

− Vacancy

−$14.4K −$0.76/SF

EGI

$327.6K $17.24/SF

− OpEx

−$98.3K −$5.17/SF

NOI

$229.3K $12.07/SF

Area

Montgomery County, PA

Vacancy

4.20%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

30.00%

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%

$4,586,900

Cap Rate 7%

$3,276,357

Cap Rate 9%

$2,548,278

Alternative Uses

Best Use

Retail

$3.28M

$2.87M – $3.82M (±1% cap)

NOI $229,345 @ 7.0% cap · market cap 5.10%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$10.93M

$9.56M – $12.75M (±1% cap)

NOI $765,030 @ 7.0% cap · market cap 17.00%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Retail space

Suggested Use

Top Pick Big Box & Wholesale Store Auto Parts Store Pharmacy Storage Facility Barber Shop Daycare Center

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

460

Businesses Nearby

42k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Wawa Shops & Services

41,791 visits/mo 0.1 miles

Demographics for 19474, PA

682

Population

144

Households

4.7

Avg Household Size

48

Median Age

44%

College-Educated

100%

High-School Grad

0.1 sq mi

ZIP Area

6,820

Density / Sq Mi

$63,807

Median Earnings

$327,000

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this retail space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Retail space - Over four acres with five existing buildings for retail, office, automotive service, and residential uses at a major corner intersection.

Where is this retail space located?

The property is located at 4312 SKIPPACK PIKE Skippack, PA.

What is the asking price?

The asking price for this property is $4,500,000.

What are key features of this property?

This property features: Over 4 acres with five existing buildings at the corner of Route 113 and Route 73 in Skippack Township; Existing mix of retail, office, and automotive sales/service uses across the five buildings; Includes residential use within the existing buildings on site