Building Details

Year Built 1990

Building Size 10,000 SF

Listing Agency: Keller Williams Realty Group n***@gmail.com Show Phone

Listed By: Vickie L Landis · License #AB065442 Show Phone

Source: Evrealestate

Added: Aug 1 Changed: Aug 23 Last Checked: Aug 24 at 5:01AM

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Investment Insights

Based on property information with market context.

This mixed-use property brings together several distinct components within one compound. Two residential rental units occupy the front portion, while a 10,000 commercial building behind them provides space for contractor storage, equipment staging, flex warehouse functions, workshops, or light business operations. A separate private residence is positioned toward the rear of the property, creating an additional residential component alongside the commercial improvements.

The property fronts Route 313, also identified as S Main St, in Dublin, Pennsylvania, minutes north of Doylestown. Its corridor location provides connections toward Doylestown, Route 611, Route 309, the Lehigh Valley, and Greater Philadelphia. The site combines rental housing, commercial or flex space, and substantial land area in a single multi-use holding, subject to applicable municipal approvals for any future expansion, development, or subdivision.

Key Highlights

• Two income‑producing residential rental units at the front of the property
• 10,000 commercial building suited for contractor storage, equipment staging, workshops, or flex warehouse use
• Separate private residence positioned at the rear of the property

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

$102,286

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

4.17%

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%

$2,045,720 $2.0M

Cap Rate 7%

$1,461,229 $1.5M

Cap Rate 9%

$1,136,511 $1.1M

Market Conditions

NOI Build-Up for 10,000 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

$130.8K $13.08/SF

− Vacancy

−$10.5K −$1.05/SF

EGI

$120.3K $12.03/SF

− OpEx

−$18.1K −$1.81/SF

NOI

$102.3K $10.23/SF

Area

Bucks County, PA

Vacancy

8.00%

Lease Rate

$13.08 /SF/Yr

Expense Ratio

15.00%

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%

$2,045,720

Cap Rate 7%

$1,461,229

Cap Rate 9%

$1,136,511

Alternative Uses

Best Use

Warehouse

$1.46M

$1.28M – $1.70M (±1% cap)

NOI $102,286 @ 7.0% cap · market cap 4.17%

Second Best

Industrial

$1.05M

$917.7K – $1.22M (±1% cap)

NOI $73,416 @ 7.0% cap · market cap 3.00%

Theoretical Best

Office A

$3.03M

$2.65M – $3.54M (±1% cap)

NOI $212,233 @ 7.0% cap · market cap 8.66%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Real Estate Agency Law Firm Hair Salon Auto Repair Shop Skin Care Clinic HVAC Service

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

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

298

Businesses Nearby

Explore this area Business Placement

Demographics for 18917, PA

2,227

Population

1,059

Households

2.1

Avg Household Size

39

Median Age

34%

College-Educated

91%

High-School Grad

0.7 sq mi

ZIP Area

3,181

Density / Sq Mi

$75,000

Median Household Income

$49,539

Median Earnings

$1,342

Median Rent

$356,100

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 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?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Multi-component property combines residential rentals, commercial operations, and a separate residence along a visible Route 313 corridor.

Where is this mixed-use property located?

The property is located at 161-165 S MAIN STREET Dublin, PA.

What is the asking price?

The asking price for this property is $2,450,000.

What are key features of this property?

This property features: Two income‑producing residential rental units at the front of the property; 10,000 commercial building suited for contractor storage, equipment staging, workshops, or flex warehouse use; Separate private residence positioned at the rear of the property