Building Details

Year Built 1950

Buildings 1

Stories 2

Listing Agency: Compass Show Phone

Listed By: Tyler Mecca

Source: Thetristaterealestategroup

Added: Aug 6, 2025 Changed: Sep 18 Last Checked: Sep 19 at 6:13AM

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Investment Insights

Based on property information with market context.

This 5,640-square-foot mixed-use building, constructed in 1950, combines commercial and residential functionality. The ground level includes multiple office areas along with a garage configured for automotive use. A three-bedroom, one-bath apartment occupies the second floor, creating an opportunity to combine business operations with residential occupancy or rental use. The property is zoned MULTI USE and includes off-street parking.

Located at 1511 Bethlehem Pike in Flourtown, the property is within walking distance of shops, dining, and public transportation. Its configuration supports a range of office functions alongside automotive activity and an upper-level residence, while the Bethlehem Pike address provides a visible commercial setting.

Key Highlights

• 5,640 SF mixed‑use building at 1511 Bethlehem Pike
• Ground‑floor office areas paired with an automotive garage
• Second‑floor apartment with 3 bedrooms and 1 bath

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

$41,407

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

6.64%

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%

$828,140 $828.1K

Cap Rate 7%

$591,529 $591.5K

Cap Rate 9%

$460,078 $460.1K

Market Conditions

NOI Build-Up for 5,640 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

$64.3K $11.40/SF

− Vacancy

−$5.1K −$0.91/SF

EGI

$59.2K $10.49/SF

− OpEx

−$17.7K −$3.15/SF

NOI

$41.4K $7.34/SF

Area

Montgomery County, PA

Vacancy

8.00%

Lease Rate

$11.40 /SF/Yr

Expense Ratio

30.00%

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%

$828,140

Cap Rate 7%

$591,529

Cap Rate 9%

$460,078

Alternative Uses

Best Use

Office B

$1.27M

$1.11M – $1.48M (±1% cap)

NOI $88,670 @ 7.0% cap · market cap 14.21%

Second Best

Apartment 5plus

$1.09M

$952.5K – $1.27M (±1% cap)

NOI $76,198 @ 7.0% cap · market cap 12.21%

Theoretical Best

Specialty Retail

$3.24M

$2.84M – $3.78M (±1% cap)

NOI $227,093 @ 7.0% cap · market cap 36.39%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Neil DiFranco, REALTOR ... Real Estate Agency Today Is A Good ... Charitable Organization Shcarra Colquitt-Realtor Real Estate Agency Elfant Wissahickon Realtors Real Estate Agency

Suggested Use

Top Pick Parking Lot & Garage Auto Parts Store Barber Shop Furniture & Home Goods (Bike/Boat/Book/etc) Store Daycare Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

712

Businesses Nearby

Explore this area Business Placement

Demographics for 19031, PA

5,326

Population

2,045

Households

2.6

Avg Household Size

51

Median Age

64%

College-Educated

96%

High-School Grad

3.1 sq mi

ZIP Area

1,718

Density / Sq Mi

$143,323

Median Household Income

$80,625

Median Earnings

$1,377

Median Rent

$519,000

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Office suites, an automotive garage, and an upstairs apartment occupy this multi-use property with off-street parking.

Where is this mixed-use property located?

The property is located at 1511 Bethlehem Pike Flourtown, PA.

What is the asking price?

The asking price for this property is $624,000.

What are key features of this property?

This property features: 5,640 SF mixed‑use building at 1511 Bethlehem Pike; Ground‑floor office areas paired with an automotive garage; Second‑floor apartment with 3 bedrooms and 1 bath