Building Details

Year Built 1990

Building Size 10,000 SF

Listing Agency: Keller Williams Realty Group

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

Source: Jennysoldmine

Added: Aug 1 Changed: Sep 8 Last Checked: Sep 11 at 2:10PM

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Investment Insights

Based on property information with market context.

This flex-oriented compound brings together commercial workspace and multiple residential components at 161 S Main in Dublin Boro. The property includes a 10,000-square-foot commercial building suited to contractor storage, equipment staging, warehouse functions, workshops, or light business operations. Two residential rental units are positioned toward the front, while a separate private residence occupies the rear portion of the site.

The property fronts Route 313, also identified as S Main St, with connections described to Doylestown, Route 611, Route 309, the Lehigh Valley, and the Greater Philadelphia markets. Built in 1990, the asset offers a combination of flex operations, residential occupancy, and a private estate component within one property. Potential expansion, subdivision, or development uses are subject to municipal approvals.

Key Highlights

• 10,000‑square‑foot commercial building for storage, staging, warehouse, workshop, or light business use
• Two income‑producing residential rental units at the front of the property
• 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

$159,596

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

6.51%

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%

$3,191,920 $3.2M

Cap Rate 7%

$2,279,943 $2.3M

Cap Rate 9%

$1,773,289 $1.8M

Market Conditions

NOI Build-Up for 15,603 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

$204.1K $13.08/SF

− Vacancy

−$16.3K −$1.05/SF

EGI

$187.8K $12.03/SF

− OpEx

−$28.2K −$1.81/SF

NOI

$159.6K $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%

$3,191,920

Cap Rate 7%

$2,279,943

Cap Rate 9%

$1,773,289

Alternative Uses

Best Use

Warehouse

$2.28M

$1.99M – $2.66M (±1% cap)

NOI $159,596 @ 7.0% cap · market cap 6.51%

Second Best

Industrial

$1.64M

$1.43M – $1.91M (±1% cap)

NOI $114,551 @ 7.0% cap · market cap 4.68%

Theoretical Best

Office A

$4.73M

$4.14M – $5.52M (±1% cap)

NOI $331,147 @ 7.0% cap · market cap 13.52%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Taormina's Pizzeria Restaurant Applewood Chiropractic Alternative Medicine Practice FedEx OnSite Postal Service Transportation-Drivers Exam Department Of Motor Vehicles QNB Bank - Dublin Bank

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

Under-served

Demand for This Use

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space 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?

Flex space - Multi-component property combines commercial workspace, residential rentals, and a separate private residence along the Route 313 corridor.

Where is this flex space located?

The property is located at 161 S Main St 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: 10,000‑square‑foot commercial building for storage, staging, warehouse, workshop, or light business use; Two income‑producing residential rental units at the front of the property; Separate private residence positioned at the rear of the property