Secure Office Suite in Atrium
For Sale
$485,000
191 PRESIDENTIAL BOULEVARD Unit R-505, Bala Cynwyd, PA 19004
Well-maintained office suite within a complex featuring 24-hour security and a staffed lobby with an atrium.
Property Size1,764 SF
Days on Market147
Property Features for 191 PRESIDENTIAL BOULEVARD Unit R-505
General Information
Standard status
Active
Size
1,764 SF
Property subtype
Unit/Flat/Apartment
Taxes and HOA fees
Annual Taxes
$9,207
Amenities
Olympic size pool with cabanas
fitness room
tennis courts
library
24 hour security
maintenance
door man
Building Details
Building Size
1,764 SF
Year Built
1961
Listing Agency:
KW Main Line - Narberth
Listed By:
Damon C. Michels · License #AB067731
(610) 731-9300
Source:
Mainlinekw
Added: Apr 11
Changed: Sep 3
Last Checked: Sep 2 at 5:04AM
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 KW Main Line - Narberth
Investment Insights
Based on property information with market context.
This well-maintained office suite is located within a secure office complex featuring an open foyer and atrium. The building is described as offering 24-hour security, maintenance, and a doorman to greet visitors.
The complex also provides shared amenities, including an Olympic-size pool with cabanas, a fitness room, tennis courts, and a library. The property is presented as having convenient access off City Line Avenue.
The seller notes that the space would be a fit for a range of professional uses, including medical offices and legal or accounting-related businesses, among others.
The complex also provides shared amenities, including an Olympic-size pool with cabanas, a fitness room, tennis courts, and a library. The property is presented as having convenient access off City Line Avenue.
The seller notes that the space would be a fit for a range of professional uses, including medical offices and legal or accounting-related businesses, among others.
Key Highlights
- Well‑maintained office suite in a complex in Bala Cynwyd
- 24‑hour full security with staffed lobby and door man, plus an open foyer and atrium
- Complex amenities include an Olympic‑size pool with cabanas, fitness room, tennis courts, and a library
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
$27,733
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
5.72%
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%
$554,660
$554.7K
Cap Rate 7%
$396,186
$396.2K
Cap Rate 9%
$308,144
$308.1K
Market Conditions
NOI Build-Up for 1,764 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
$45.9K $26.04/SF
− Vacancy
−$9.0K −$5.08/SF
EGI
$37.0K $20.96/SF
− OpEx
−$9.2K −$5.24/SF
NOI
$27.7K $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%
$554,660
Cap Rate 7%
$396,186
Cap Rate 9%
$308,144
Alternative Uses
Best Use
Office B
$396.2K
$346.7K – $462.2K
NOI $27,733 @ 7.0% cap · market cap 5.72%
Second Best
Healthcare Medical
$364.2K
$318.7K – $424.9K
NOI $25,494 @ 7.0% cap · market cap 5.26%
Theoretical Best
Specialty Retail
$1.01M
$887.8K – $1.18M
NOI $71,027 @ 7.0% cap · market cap 14.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,457
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19004, PA
10,668
Population
4,453
Households
2.4
Avg Household Size
41
Median Age
73%
College-Educated
98%
High-School Grad
2.7 sq mi
ZIP Area
3,951
Density / Sq Mi
$143,781
Median Household Income
$81,909
Median Earnings
$1,791
Median Rent
$616,000
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 - Well-maintained office suite within a complex featuring 24-hour security and a staffed lobby with an atrium.
Where is this medical office space located?
The property is located at 191 PRESIDENTIAL BOULEVARD Unit R-505 Bala Cynwyd, PA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Well‑maintained office suite in a complex in Bala Cynwyd; 24‑hour full security with staffed lobby and door man, plus an open foyer and atrium; Complex amenities include an Olympic‑size pool with cabanas, fitness room, tennis courts, and a library
