Renovated Commercial Building in
For Sale
$4,375,000
Pending
201 S STATE STREET, Newtown, PA 18940
Fully leased, renovated commercial building in the heart of Newtown.
Property Size15,241 SF
Days on Market139
Property Features for 201 S STATE STREET
General Information
Standard status
Pending
Size
15,241 SF
Total Parking Spaces
10
Zoning
V-2
Taxes and HOA fees
Annual Taxes
$9,875
Amenities
Central Air, Heat Pump, Electric
Natural Gas, Heat Pump
Gas Water Heater
On Street, Private, Secured, Lighted, Paved, Parking Lot
Building Details
Building Size
15,241 SF
Year Built
1850
Listing Agency:
BLANCATO LLC
(215) 860-1134
Listed By:
Paul Blancato
(215) 860-1134
Source:
Evrealestate
Added: Apr 8
Changed: Aug 23
Last Checked: Aug 24 at 6:10AM
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 BLANCATO LLC
Investment Insights
Based on property information with market context.
The Bond Building presents a commercial investment opportunity in Newtown Borough. The property features over 15,000 square feet of fully renovated and sprinklered space, along with on-site parking. Currently configured into six office and showroom units, the building is fully leased, providing cash flow. The property offers a blend of open, flexible spaces, modern office layouts, dedicated showroom areas, and high ceilings with an industrial aesthetic. The building is located in the center of town, directly across from the State Store and the proposed Liberty Square redevelopment. A new owner has the option to occupy one of the spaces.
Key Highlights
- Prime location in the heart of Newtown Borough, directly across from the State Store and proposed Liberty Square redevelopment.**
- Fully leased, providing strong, stable cash flow with an approximate 7% cap rate.
- Over 15,000 square feet of fully renovated, sprinklered space.**
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
$235,825
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
5.39%
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%
$4,716,500
$4.7M
Cap Rate 7%
$3,368,929
$3.4M
Cap Rate 9%
$2,620,278
$2.6M
Market Conditions
NOI Build-Up for 15,000 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
$390.6K $26.04/SF
− Vacancy
−$76.2K −$5.08/SF
EGI
$314.4K $20.96/SF
− OpEx
−$78.6K −$5.24/SF
NOI
$235.8K $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%
$4,716,500
Cap Rate 7%
$3,368,929
Cap Rate 9%
$2,620,278
Alternative Uses
Best Use
Office B
$3.37M
$2.95M – $3.93M
NOI $235,825 @ 7.0% cap · market cap 5.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.55M
$3.98M – $5.31M
NOI $318,349 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,314
Businesses Nearby
Explore this area
Business Placement
Demographics for 18940, PA
30,280
Population
11,763
Households
2.6
Avg Household Size
47
Median Age
67%
College-Educated
97%
High-School Grad
34.6 sq mi
ZIP Area
875
Density / Sq Mi
$157,591
Median Household Income
$85,895
Median Earnings
$2,227
Median Rent
$623,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Fully leased, renovated commercial building in the heart of Newtown.
Where is this office building located?
The property is located at 201 S STATE STREET Newtown, PA.
What is the asking price?
The asking price for this property is $4,375,000.
What are key features of this property?
This property features: Prime location in the heart of Newtown Borough, directly across from the State Store and proposed Liberty Square redevelopment.**; Fully leased, providing strong, stable cash flow with an approximate 7% cap rate.; Over 15,000 square feet of fully renovated, sprinklered space.**
