Connected Office
For Sale
$495,000
174 Middletown Boulevard, Langhorne, PA 19047
Two office units provide flexible separation, shared connectivity, private workspace, storage, and convenient highway access.
Property Size2,350 SF
Price / SF$210.64
Days on Market30
Property Features for 174 Middletown Boulevard
General Information
Standard status
Active
Size
2,350 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
1984
Listing Agency:
Tucker Realty
(215) 925-7500
Listed By:
Dave Marcolla
Source:
Lgagne
Added: Jul 31
Changed: Aug 28
Last Checked: Aug 25 at 5:01AM
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 Tucker Realty
Investment Insights
Based on property information with market context.
Suites 301 and 302 comprise approximately 2,350 square feet of office space within The Lofts at Oxford Valley. Separate entrances and an interior connecting door support independent or combined occupancy. The layout includes an open bullpen area, a secondary open office, a private office with storage, a kitchenette, a powder room, and additional storage with rear-exit access.
Built in 1984, the property is located at 174 Middletown Boulevard in Langhorne, Pennsylvania. The office units offer convenient access to major highways, restaurants, and shopping, providing a practical setting for a range of office operations.
Built in 1984, the property is located at 174 Middletown Boulevard in Langhorne, Pennsylvania. The office units offer convenient access to major highways, restaurants, and shopping, providing a practical setting for a range of office operations.
Key Highlights
- Approximately 2,350 square feet across Suites 301 and 302
- Separate entrances plus an interior connecting door
- Open bullpen area with an additional open office
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
$36,946
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
7.46%
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%
$738,920
$738.9K
Cap Rate 7%
$527,800
$527.8K
Cap Rate 9%
$410,511
$410.5K
Market Conditions
NOI Build-Up for 2,350 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
$61.2K $26.04/SF
− Vacancy
−$11.9K −$5.08/SF
EGI
$49.3K $20.96/SF
− OpEx
−$12.3K −$5.24/SF
NOI
$36.9K $15.72/SF
Area
Bucks 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%
$738,920
Cap Rate 7%
$527,800
Cap Rate 9%
$410,511
Alternative Uses
Best Use
Office B
$527.8K
$461.8K – $615.8K
NOI $36,946 @ 7.0% cap · market cap 7.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$712.5K
$623.4K – $831.3K
NOI $49,875 @ 7.0% cap · market cap 10.08%
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
1,458
Businesses Nearby
Explore this area
Business Placement
Demographics for 19047, PA
35,452
Population
13,150
Households
2.7
Avg Household Size
45
Median Age
45%
College-Educated
97%
High-School Grad
17.2 sq mi
ZIP Area
2,061
Density / Sq Mi
$110,395
Median Household Income
$55,992
Median Earnings
$1,770
Median Rent
$441,200
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 units - Two office units provide flexible separation, shared connectivity, private workspace, storage, and convenient highway access.
Where is this office units located?
The property is located at 174 Middletown Boulevard Langhorne, PA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Approximately 2,350 square feet across Suites 301 and 302; Separate entrances plus an interior connecting door; Open bullpen area with an additional open office
