Dual-Suite Professional Office
For Sale
Contact for pricing
1284 Gap Newport Pike, Avondale, PA 19311
Vacant commercial office property with flexible suites, dedicated parking, and expansion capacity on a commercially zoned site.
Property Size5,184 SF
Lot Size2.20 Acres
Price / SF$211.23
Days on Market23
Property Features for 1284 Gap Newport Pike
General Information
Standard status
Active
Size
5,184 SF
Total Parking Spaces
30
Lot size
2.20 Acres
Property subtype
Office
Zoning
C - Commercial
Investment Type
Owner/User
Additional Details
Road Access
Yes
Office Units
2
Amenities
fully ADA accessible
four separate entrances
separately metered electrical service
flexible floor plans
Building Details
Year Built
1982
Buildings
1
Units
2
Building Size
5,184 SF
Owner Occupied
Yes
Abandoned
No
Listing Agency:
Compass Pennsylvania
(484) 431-8821
Listed By:
Michael Phillips · License #PA RS327662
Source:
Crexi
Added: Jul 31
Changed: Aug 16
Last Checked: Aug 20 at 12:46PM
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 Compass Pennsylvania
Investment Insights
Based on property information with market context.
This 5,184-square-foot professional office building is configured as two independent suites and will be delivered vacant. The layout includes four separate entrances, dedicated parking areas, 30 on-site parking spaces, and separately metered electrical service. The building is fully ADA accessible, with updated HVAC systems, security improvements, interior renovations, plumbing work, duct cleaning, and ongoing maintenance completed or underway.
The property occupies approximately 2.2 acres zoned C - Commercial, with frontage along Route 41. Existing improvements use only part of the site, leaving the balance available for future expansion or redevelopment, subject to municipal approvals. Potential plans described for the property include enlarging the current building, adding professional or medical office facilities, creating additional office condominium buildings, or retaining the existing structure as part of a larger office setting. Nearby development includes a new Sheetz and the adjacent 286-home Yeatman Tract residential community.
The property occupies approximately 2.2 acres zoned C - Commercial, with frontage along Route 41. Existing improvements use only part of the site, leaving the balance available for future expansion or redevelopment, subject to municipal approvals. Potential plans described for the property include enlarging the current building, adding professional or medical office facilities, creating additional office condominium buildings, or retaining the existing structure as part of a larger office setting. Nearby development includes a new Sheetz and the adjacent 286-home Yeatman Tract residential community.
Key Highlights
- 5,184‑square‑foot professional office building with two independent suites
- Approximately 2.2‑acre C - Commercial site with frontage along Route 41
- 30 on‑site parking spaces and four separate building entrances
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
$81,501
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
7.44%
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%
$1,630,020
$1.6M
Cap Rate 7%
$1,164,300
$1.2M
Cap Rate 9%
$905,567
$905.6K
Market Conditions
NOI Build-Up for 5,184 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
$135.0K $26.04/SF
− Vacancy
−$26.3K −$5.08/SF
EGI
$108.7K $20.96/SF
− OpEx
−$27.2K −$5.24/SF
NOI
$81.5K $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%
$1,630,020
Cap Rate 7%
$1,164,300
Cap Rate 9%
$905,567
Alternative Uses
Best Use
Office B
$1.16M
$1.02M – $1.36M
NOI $81,501 @ 7.0% cap · market cap 7.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.38M – $1.83M
NOI $110,022 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
168
Businesses Nearby
Explore this area
Business Placement
Demographics for 19311, PA
9,556
Population
3,941
Households
2.4
Avg Household Size
36
Median Age
53%
College-Educated
85%
High-School Grad
12.5 sq mi
ZIP Area
764
Density / Sq Mi
$146,723
Median Household Income
$52,606
Median Earnings
$1,397
Median Rent
$524,700
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 - Vacant commercial office property with flexible suites, dedicated parking, and expansion capacity on a commercially zoned site.
Where is this office building located?
The property is located at 1284 Gap Newport Pike Avondale, PA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: 5,184‑square‑foot professional office building with two independent suites; Approximately 2.2‑acre C - Commercial site with frontage along Route 41; 30 on‑site parking spaces and four separate building entrances
