Single-Story Flex
For Sale
$4,950,000
101 Friends Lane, Newtown, PA 18940
LI–Light Industrial zoning supports a mixed office, event, and warehouse configuration with loading access and a commercial kitchen.
Property Size22,475 SF
Days on Market35
Property Features for 101 Friends Lane
General Information
Standard status
Active
Size
22,475 SF
Property subtype
Industrial
Building Details
Building Size
22,475 SF
Year Built
1985
Listing Agency:
SVN | Ahia
Listed By:
Chichi E. Ahia, SIOR · License #PA #RM423727
(267) 981-9110
Source:
Svn
Added: Aug 2
Changed: Sep 3
Last Checked: Sep 5 at 5:36AM
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 SVN | Ahia
Investment Insights
Based on property information with market context.
This 22,475± SF single-story flex building combines approximately 10,000± SF of banquet and office improvements with approximately 12,000± SF of warehouse area. The event-oriented portion includes an open layout, natural light, office space, and a full commercial kitchen. Warehouse improvements include two loading docks and one drive-in door. The fully sprinklered facility also features three-phase electrical service, a 6-inch water line, an 8-inch sewer line, and on-site parking.
The property is within Friends Lane Commons Condominium Association at 101 Friends Lane in Newtown Industrial Commons. It is located in the LI–Light Industrial Zoning District, with a broad range of uses permitted by right. Monument signage is positioned at the corner of Friends Lane and Penns Trail. Built in 1985, the building also includes a 2-ton hoist and trolley crane.
The property is within Friends Lane Commons Condominium Association at 101 Friends Lane in Newtown Industrial Commons. It is located in the LI–Light Industrial Zoning District, with a broad range of uses permitted by right. Monument signage is positioned at the corner of Friends Lane and Penns Trail. Built in 1985, the building also includes a 2-ton hoist and trolley crane.
Key Highlights
- 22,475± SF single‑story flex/industrial building
- Approximately 10,000± SF banquet and office area with full commercial kitchen
- Approximately 12,000± SF warehouse space
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
$353,344
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
7.14%
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%
$7,066,880
$7.1M
Cap Rate 7%
$5,047,771
$5.0M
Cap Rate 9%
$3,926,044
$3.9M
Market Conditions
NOI Build-Up for 22,475 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
$585.2K $26.04/SF
− Vacancy
−$114.1K −$5.08/SF
EGI
$471.1K $20.96/SF
− OpEx
−$117.8K −$5.24/SF
NOI
$353.3K $15.72/SF
Area
Bucks 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%
$7,066,880
Cap Rate 7%
$5,047,771
Cap Rate 9%
$3,926,044
Alternative Uses
Best Use
Office B
$5.05M
$4.42M – $5.89M
NOI $353,344 @ 7.0% cap · market cap 7.14%
Second Best
Warehouse
$3.28M
$2.87M – $3.83M
NOI $229,887 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$6.81M
$5.96M – $7.95M
NOI $476,994 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,439
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18940, PA
30,280
Population
11,763
Households
2.6
Avg Household Size
47
Median Age
67%
College-Educated
97%
High-School Grad
34.6 sq mi
ZIP Area
875
Density / Sq Mi
$157,591
Median Household Income
$85,895
Median Earnings
$2,227
Median Rent
$623,300
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?
Flex space - LI–Light Industrial zoning supports a mixed office, event, and warehouse configuration with loading access and a commercial kitchen.
Where is this flex space located?
The property is located at 101 Friends Lane Newtown, PA.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: 22,475± SF single‑story flex/industrial building; Approximately 10,000± SF banquet and office area with full commercial kitchen; Approximately 12,000± SF warehouse space
