Multi-Tenant Brick Office
For Sale
Contact for pricing
1410 RUSSELL RD, Paoli, PA 19312
The property includes a renovated medical suite with flexible office configuration and on-site surface parking.
Property Size8,800 SF
Price / SF$187.50
Days on Market64
Property Features for 1410 RUSSELL RD
General Information
Standard status
Active
Size
8,800 SF
Property subtype
Office
Zoning
C-1
Additional Details
Public Transit
Yes
Building Details
Year Built
1965
Buildings
1
Tenancy
Multi
Construction
brick
Listing Agency:
M.S. Fox Real Estate Group
(215) 568-8000
Listed By:
Brett Fox · License #RS320828
Source:
Crexi
Added: Jun 29
Changed: Aug 30
Last Checked: Aug 30 at 12:22AM
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 M.S. Fox Real Estate Group
Investment Insights
Based on property information with market context.
This 8,800-square-foot brick office property was built in 1965 and is configured for multiple tenants. A 2,174-square-foot medical suite has been renovated for immediate occupancy and may be divided into approximately 1,100 square feet. Its layout includes a reception area, several treatment rooms or private offices, and three private restrooms, supporting medical or general office use. The property is zoned C-1 and includes surface parking for tenants and visitors.
The building is positioned across from Daylesford Station, with rail access within walking distance. It also sits just off Route 252 and Route 30, providing regional access and an approximately 30–40-minute connection to Center City Philadelphia.
The building is positioned across from Daylesford Station, with rail access within walking distance. It also sits just off Route 252 and Route 30, providing regional access and an approximately 30–40-minute connection to Center City Philadelphia.
Key Highlights
- 8,800‑square‑foot brick multi‑tenant office building
- Renovated 2,174‑square‑foot medical suite available for immediate occupancy
- Suite can be divided into approximately 1,100 square feet
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
$138,351
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
8.38%
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%
$2,767,020
$2.8M
Cap Rate 7%
$1,976,443
$2.0M
Cap Rate 9%
$1,537,233
$1.5M
Market Conditions
NOI Build-Up for 8,800 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
$229.2K $26.04/SF
− Vacancy
−$44.7K −$5.08/SF
EGI
$184.5K $20.96/SF
− OpEx
−$46.1K −$5.24/SF
NOI
$138.4K $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%
$2,767,020
Cap Rate 7%
$1,976,443
Cap Rate 9%
$1,537,233
Alternative Uses
Best Use
Office B
$1.98M
$1.73M – $2.31M
NOI $138,351 @ 7.0% cap · market cap 8.38%
Second Best
Healthcare Medical
$1.95M
$1.71M – $2.27M
NOI $136,401 @ 7.0% cap · market cap 8.27%
Theoretical Best
Office A
$2.67M
$2.33M – $3.11M
NOI $186,765 @ 7.0% cap · market cap 11.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
473
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
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Frequently Asked Questions
What type of property is this?
Office building - The property includes a renovated medical suite with flexible office configuration and on-site surface parking.
Where is this office building located?
The property is located at 1410 RUSSELL RD Paoli, PA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 8,800‑square‑foot brick multi‑tenant office building; Renovated 2,174‑square‑foot medical suite available for immediate occupancy; Suite can be divided into approximately 1,100 square feet
