Medical Office Suite with Finished
For Sale
$343,000
1288 Valley Forge Rd Unit 36, Phoenixville, PA 19460
Combined office units #35 and #36 offer a two-story layout with exam rooms, offices, and a full basement.
Property Size1,880 SF
Price / SF$182.45
Days on Market35
Property Features for 1288 Valley Forge Rd Unit 36
General Information
Standard status
Active
Size
1,880 SF
Building Details
Year Built
1984
Listing Agency:
BHHS Fox & Roach-Center City Walnut
(484) 919-5790
Listed By:
Justin Kane · License #PARS338494
Source:
Kandorre
Added: Jul 21
Changed: Aug 19
Last Checked: Aug 24 at 10:07AM
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-Center City Walnut
Investment Insights
Based on property information with market context.
This sale includes two combined office units, designated #35 and #36, within The Commons at Valley Forge. The space was previously designed as a doctor’s office and features a comprehensive layout across multiple levels. On the ground floor, there is a large waiting room with a fireplace, two separate offices, five exam rooms, and two bathrooms. The second floor adds four additional offices and another bathroom. A full basement provides multiple finished buildout rooms, along with a large unfinished area for storage.
The property has three forms of ingress/egress. The building is currently vacant, and tours are available immediately.
The property has three forms of ingress/egress. The building is currently vacant, and tours are available immediately.
Key Highlights
- Two combined commercial units (#35 and #36) totaling nearly 4,000 SF+/-
- Previously designed as a doctor’s office with 5 exam rooms plus multiple offices
- Ground floor includes a large waiting room with fireplace, two offices, 5 exam rooms, and 2 bathrooms
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
$29,557
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
8.62%
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%
$591,140
$591.1K
Cap Rate 7%
$422,243
$422.2K
Cap Rate 9%
$328,411
$328.4K
Market Conditions
NOI Build-Up for 1,880 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
$49.0K $26.04/SF
− Vacancy
−$9.5K −$5.08/SF
EGI
$39.4K $20.96/SF
− OpEx
−$9.9K −$5.24/SF
NOI
$29.6K $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%
$591,140
Cap Rate 7%
$422,243
Cap Rate 9%
$328,411
Alternative Uses
Best Use
Office B
$422.2K
$369.5K – $492.6K
NOI $29,557 @ 7.0% cap · market cap 8.62%
Second Best
Healthcare Medical
$416.3K
$364.3K – $485.7K
NOI $29,140 @ 7.0% cap · market cap 8.50%
Theoretical Best
Office A
$570.0K
$498.8K – $665.0K
NOI $39,900 @ 7.0% cap · market cap 11.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
316
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19460, PA
43,611
Population
18,881
Households
2.3
Avg Household Size
40
Median Age
58%
College-Educated
96%
High-School Grad
34.5 sq mi
ZIP Area
1,264
Density / Sq Mi
$120,472
Median Household Income
$65,879
Median Earnings
$1,622
Median Rent
$426,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Valley Forge Animal Medical Center — 1260 Valley Forge Rd # 105, Phoenixville, PA 19460
Frequently Asked Questions
What type of property is this?
Medical Office Space - Combined office units #35 and #36 offer a two-story layout with exam rooms, offices, and a full basement.
Where is this medical office space located?
The property is located at 1288 Valley Forge Rd Unit 36 Phoenixville, PA.
What is the asking price?
The asking price for this property is $343,000.
What are key features of this property?
This property features: Two combined commercial units (#35 and #36) totaling nearly 4,000 SF+/-; Previously designed as a doctor’s office with 5 exam rooms plus multiple offices; Ground floor includes a large waiting room with fireplace, two offices, 5 exam rooms, and 2 bathrooms
