Mixed-Use Property With
For Sale
$869,000
127 SECOND AVENUE, Collegeville, PA 19426
Village Commercial zoning accommodates an office-oriented property with substantial outdoor storage and parking areas.
Property Size4,643 SF
Days on Market52
Property Features for 127 SECOND AVENUE
General Information
Standard status
Active
Size
4,643 SF
Total Parking Spaces
20
Zoning
COMMERICAL
Additional Details
Office Units
7
Taxes and HOA fees
Annual Taxes
$9,661
Amenities
full kitchen
enclosed wrap-around porch
large storage areas
concrete bin storage bays
storage shed with electric service
fenced grass area
Central Air, Electric
Natural Gas, Forced Air
Electric Water Heater
Fenced
Parking Lot
Building Details
Building Size
4,643 SF
Year Built
1868
Buildings
1
Stories
2
Listing Agency:
Tosco Real Estate Services
Listed By:
Anthony Tosco · License #RM423457
(610) 587-5885
Source:
Evrealestate
Added: Jul 31
Changed: Sep 19
Last Checked: Sep 20 at 5:25AM
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 Tosco Real Estate Services
Investment Insights
Based on property information with market context.
This mixed-use commercial property at 127 Second Avenue includes seven offices, two full bathrooms, a kitchen, and an enclosed wrap-around porch. Built in 1868, the building is served by two newer Lennox HVAC systems with approximately 90% gas efficiency. The site also provides parking, storage areas, three concrete bin bays, a designated 30-yard dumpster area, and a 13' x 25' electric storage shed. Four 6' x 20' metal storage containers are available for separate purchase.
Village Commercial zoning and the existing layout provide a basis for evaluating office, contractor, storage, residential, or combined configurations, subject to municipal approvals. A fenced grass area offers additional outdoor space, while the property’s position near the ongoing Road and Bridge Project places it within an area identified for future traffic and economic activity. Buyers should verify permitted uses with the municipality.
Village Commercial zoning and the existing layout provide a basis for evaluating office, contractor, storage, residential, or combined configurations, subject to municipal approvals. A fenced grass area offers additional outdoor space, while the property’s position near the ongoing Road and Bridge Project places it within an area identified for future traffic and economic activity. Buyers should verify permitted uses with the municipality.
Key Highlights
- Seven offices, two full bathrooms, a kitchen, and an enclosed wrap‑around porch
- Two newer Lennox HVAC systems with approximately 90% gas efficiency
- Three concrete bin storage bays plus a designated area for a 30‑yard dumpster
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
$72,996
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
8.40%
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%
$1,459,920
$1.5M
Cap Rate 7%
$1,042,800
$1.0M
Cap Rate 9%
$811,067
$811.1K
Market Conditions
NOI Build-Up for 4,643 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
$120.9K $26.04/SF
− Vacancy
−$23.6K −$5.08/SF
EGI
$97.3K $20.96/SF
− OpEx
−$24.3K −$5.24/SF
NOI
$73.0K $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%
$1,459,920
Cap Rate 7%
$1,042,800
Cap Rate 9%
$811,067
Alternative Uses
Best Use
Office B
$1.04M
$912.5K – $1.22M
NOI $72,996 @ 7.0% cap · market cap 8.40%
Second Best
Mixed Use
$686.5K
$600.7K – $800.9K
NOI $48,055 @ 7.0% cap · market cap 5.53%
Theoretical Best
Specialty Retail
$2.67M
$2.34M – $3.12M
NOI $186,949 @ 7.0% cap · market cap 21.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
7
Office units
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Explore this area
Business Placement
Demographics for 19426, PA
43,541
Population
14,136
Households
3.1
Avg Household Size
40
Median Age
53%
College-Educated
93%
High-School Grad
34.0 sq mi
ZIP Area
1,281
Density / Sq Mi
$151,030
Median Household Income
$62,482
Median Earnings
$1,932
Median Rent
$471,200
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Village Commercial zoning accommodates an office-oriented property with substantial outdoor storage and parking areas.
Where is this mixed-use property located?
The property is located at 127 SECOND AVENUE Collegeville, PA.
What is the asking price?
The asking price for this property is $869,000.
What are key features of this property?
This property features: Seven offices, two full bathrooms, a kitchen, and an enclosed wrap‑around porch; Two newer Lennox HVAC systems with approximately 90% gas efficiency; Three concrete bin storage bays plus a designated area for a 30‑yard dumpster
