Office Building For
For Sale
$7,500,000
400 Lapp Rd, Malvern, PA 19355
Office building offered for sale in Malvern, PA.
Property Size28,592 SF
Price / SF$262.31
Days on Market56
Property Features for 400 Lapp Rd
General Information
Standard status
Active
Size
28,592 SF
Building Details
Year Built
1999
Listing Agency:
BHHS Fox & Roach-Chadds Ford
(215) 915-9967
Listed By:
Anthony T Nanni
Source:
Kandorre
Added: Jun 30
Changed: Aug 23
Last Checked: Aug 24 at 10:12AM
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 BHHS Fox & Roach-Chadds Ford
Investment Insights
Based on property information with market context.
This office building is available for sale and is suited for a range of office-focused uses, as reflected by the property’s classification as an office asset.
The property is located at 400 Lapp Road in Malvern, Pennsylvania. The offering is presented as a for-sale transaction with an asking price of $7,500,000.
For details on the building’s internal layout, condition, and specific improvements, request the available information package for this asset.
The property is located at 400 Lapp Road in Malvern, Pennsylvania. The offering is presented as a for-sale transaction with an asking price of $7,500,000.
For details on the building’s internal layout, condition, and specific improvements, request the available information package for this asset.
Key Highlights
- Office building built in 1999
- Offered for sale in Malvern, PA
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
$449,513
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
5.99%
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%
$8,990,260
$9.0M
Cap Rate 7%
$6,421,614
$6.4M
Cap Rate 9%
$4,994,589
$5.0M
Market Conditions
NOI Build-Up for 28,592 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
$744.5K $26.04/SF
− Vacancy
−$145.2K −$5.08/SF
EGI
$599.4K $20.96/SF
− OpEx
−$149.8K −$5.24/SF
NOI
$449.5K $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%
$8,990,260
Cap Rate 7%
$6,421,614
Cap Rate 9%
$4,994,589
Alternative Uses
Best Use
Office B
$6.42M
$5.62M – $7.49M
NOI $449,513 @ 7.0% cap · market cap 5.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.67M
$7.59M – $10.11M
NOI $606,816 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
369
Businesses Nearby
Explore this area
Business Placement
Demographics for 19355, PA
29,273
Population
11,815
Households
2.5
Avg Household Size
41
Median Age
73%
College-Educated
97%
High-School Grad
38.3 sq mi
ZIP Area
764
Density / Sq Mi
$162,917
Median Household Income
$87,900
Median Earnings
$1,960
Median Rent
$662,200
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?
Office building - Office building offered for sale in Malvern, PA.
Where is this office building located?
The property is located at 400 Lapp Rd Malvern, PA.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: Office building built in 1999; Offered for sale in Malvern, PA
