Renovated Two-Story Office
For Sale
$1,300,000
1273 Lancaster Ave, Berwyn, PA 19312
Two-story office building renovated in 1998, located at 1273 Lancaster Ave in a C-1 commercial zoning district.
Property Size5,244 SF
Price / SF$247.90
Days on Market47
Property Features for 1273 Lancaster Ave
General Information
Standard status
Active
Size
5,244 SF
Zoning
C-1
Building Details
Year Built
1978
Year Renovated
1998
Stories
2
Listing Agency:
First Liberty Partners
Listed By:
Frank Englund III · License ##RS196641L
(610) 594-3900
Source:
Kandorre
Added: Jul 21
Changed: Aug 11
Last Checked: Sep 5 at 9:54AM
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 well-appointed two-story office building was extensively renovated in 1998. The property is configured to accommodate professional office use and is presented as an adaptable workplace for a range of business operations.
The building is located at 1273 Lancaster Ave in Berwyn, Pennsylvania, within Tredyffrin Township’s C-1 commercial zoning district, supporting commercial office activity.
Available for sale, the offering includes a purpose-built office structure designed to maximize day-to-day functionality for tenant use.
The building is located at 1273 Lancaster Ave in Berwyn, Pennsylvania, within Tredyffrin Township’s C-1 commercial zoning district, supporting commercial office activity.
Available for sale, the offering includes a purpose-built office structure designed to maximize day-to-day functionality for tenant use.
Key Highlights
- Two‑story office building at 1273 Lancaster Ave
- Renovated in 1998
- Year built: 1978
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
$82,444
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
6.34%
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%
$1,648,880
$1.6M
Cap Rate 7%
$1,177,771
$1.2M
Cap Rate 9%
$916,044
$916.0K
Market Conditions
NOI Build-Up for 5,244 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
$136.6K $26.04/SF
− Vacancy
−$26.6K −$5.08/SF
EGI
$109.9K $20.96/SF
− OpEx
−$27.5K −$5.24/SF
NOI
$82.4K $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%
$1,648,880
Cap Rate 7%
$1,177,771
Cap Rate 9%
$916,044
Alternative Uses
Best Use
Office B
$1.18M
$1.03M – $1.37M
NOI $82,444 @ 7.0% cap · market cap 6.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $111,295 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Explore this area
Business Placement
Demographics for 19312, PA
11,848
Population
4,526
Households
2.6
Avg Household Size
46
Median Age
76%
College-Educated
98%
High-School Grad
9.6 sq mi
ZIP Area
1,234
Density / Sq Mi
$199,107
Median Household Income
$100,046
Median Earnings
$1,678
Median Rent
$805,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two-story office building renovated in 1998, located at 1273 Lancaster Ave in a C-1 commercial zoning district.
Where is this office building located?
The property is located at 1273 Lancaster Ave Berwyn, PA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Two‑story office building at 1273 Lancaster Ave; Renovated in 1998; Year built: 1978
