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    215 W Main St Lansdale, PA 19446

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    For Sale
    $880,000

    Mixed-use redevelopment opportunity near train station in dynamic downtown location.

    Lot size:
    0.07 Acres

    Property Features for 215 W Main St

    General Information

    Standard status
    Active
    Lot size
    0.07 Acres

    Building Details

    Year built
    1880

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    Listing Contact
    Kurtis A Marhefka
    Source: Corcoran

    Listing Agency: BHHS FOX & ROACH-DOYLESTOWN Listing Agent: Kurtis A Marhefka

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Redevelopment Opportunity Near Train Station

    This property offers a redevelopment opportunity within the city's "Business District" and "Downtown Core Overlay District." The zoning allows for a maximum building height of 65 feet, with the potential to qualify for a height bonus. The space is zoned for conditional uses including colleges and universities, public and private; philanthropic and charitable institutions, civic nonprofit organizations, and social and fraternal organizations; religious institutions, including churches, chapels, mosques, temples and synagogues; and vocational schools. The site is suited for a mixed-use development, with the potential for ground-floor commercial and multi-family residential units on the upper floors. One potential concept involves a restaurant on the first floor with a speakeasy or small performance venue on the second floor and apartments above. The existing structure includes a freight elevator and fire exit stair tower. Its proximity to the train station makes it an attractive location for commuters and a prime candidate for high-density residential development. Developers can explore parking solutions. This property presents an opportunity to capitalize on the increasing demand for transit-oriented development in a dynamic, downtown location. A new oil tank is present. The roof was partially replaced in 2022, with the remainder scheduled for replacement in October of 2025.
    Location Intelligence

    Current Use by Public Records

    Lansdale School of Cosmetology Vocational School

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lansdale
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.279865
    Latitude
    40.239591

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    FAQs

    What type of property is this?
    Commercial land - Mixed-use redevelopment opportunity near train station in dynamic downtown location.
    Where is this commercial land located?
    The property is located at 215 W Main St Lansdale, PA.
    What is the asking price?
    The asking price for this property is $880,000.
    What are key features of this property?
    This property features: - Prime redevelopment opportunity in the city's "Business District" and "Downtown Core Overlay District."; - Zoning allows for a maximum building height of 65 feet, with potential for a height bonus.; - Ideally suited for mixed-use development, including ground-floor commercial and multi-family residential units.
    (215) 348-1700
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    215 W Main St Lansdale, PA 19446
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    Lansdale, PA 19446
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    215 W Main St Lansdale, PA 19446
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