New Medical Office
New
For Sale
$2,800,000
1668 SUSQUEHANNA RD #1 1, Dresher, PA 19025
New construction provides vacant possession, on-site parking, and flexible occupancy for medical or professional users.
Property Size6,600 SF
Price / SF$424.24
Days on Market2
Property Features for 1668 SUSQUEHANNA RD #1 1
General Information
Standard status
Active
Size
6,600 SF
Class
Class A
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Buildings
2
Listing Agency:
Howard Hanna Real Estate Services
(215) 643-2500
Listed By:
Janice L Livshits
(215) 275-7380
Source:
Hostetterrealty
Added: Sep 7
Last Checked: Sep 8 at 9:16AM
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 Howard Hanna Real Estate Services
Investment Insights
Based on property information with market context.
This newly constructed Class A medical office property includes two buildings totaling approximately 6,600 square feet. The vacant-at-closing configuration supports immediate occupancy and flexibility for owner-users, investors, medical operators, and professional service firms. Ample on-site parking and prominent frontage add practical functionality for daily operations and visitor access.
Located in Upper Dublin Township’s Dresher Overlay District, the property offers access to Route 309, the PA Turnpike, and SEPTA transportation. The surrounding communities include Fort Washington, Blue Bell, Ambler, and Dresher. Supported uses identified for the property include primary care, specialty medical practices, physical therapy, behavioral health, dental, dermatology, orthopedics, women’s health, imaging, wellness services, executive offices, financial services, legal and accounting firms, insurance, education, childcare, personal services, fitness, and select retail.
Located in Upper Dublin Township’s Dresher Overlay District, the property offers access to Route 309, the PA Turnpike, and SEPTA transportation. The surrounding communities include Fort Washington, Blue Bell, Ambler, and Dresher. Supported uses identified for the property include primary care, specialty medical practices, physical therapy, behavioral health, dental, dermatology, orthopedics, women’s health, imaging, wellness services, executive offices, financial services, legal and accounting firms, insurance, education, childcare, personal services, fitness, and select retail.
Key Highlights
- Two‑building Class A medical office property
- Approximately 6,600 square feet across both buildings
- New construction with vacant possession at closing
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
$103,763
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
3.71%
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%
$2,075,260
$2.1M
Cap Rate 7%
$1,482,329
$1.5M
Cap Rate 9%
$1,152,922
$1.2M
Market Conditions
NOI Build-Up for 6,600 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
$171.9K $26.04/SF
− Vacancy
−$33.5K −$5.08/SF
EGI
$138.4K $20.96/SF
− OpEx
−$34.6K −$5.24/SF
NOI
$103.8K $15.72/SF
Area
Montgomery 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%
$2,075,260
Cap Rate 7%
$1,482,329
Cap Rate 9%
$1,152,922
Alternative Uses
Best Use
Office B
$1.48M
$1.30M – $1.73M
NOI $103,763 @ 7.0% cap · market cap 3.71%
Second Best
Healthcare Medical
$1.36M
$1.19M – $1.59M
NOI $95,385 @ 7.0% cap · market cap 3.41%
Theoretical Best
Specialty Retail
$3.80M
$3.32M – $4.43M
NOI $265,747 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
655
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19025, PA
6,033
Population
2,731
Households
2.2
Avg Household Size
46
Median Age
69%
College-Educated
97%
High-School Grad
3.2 sq mi
ZIP Area
1,885
Density / Sq Mi
$183,586
Median Household Income
$83,284
Median Earnings
$2,894
Median Rent
$606,000
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?
Medical Office Space - New construction provides vacant possession, on-site parking, and flexible occupancy for medical or professional users.
Where is this medical office space located?
The property is located at 1668 SUSQUEHANNA RD #1 1 Dresher, PA.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Two‑building Class A medical office property; Approximately 6,600 square feet across both buildings; New construction with vacant possession at closing
