Mixed-Use Storefront With
New
For Sale
$375,000
257 LONG LANE, Upper Darby, PA 19082
Street-level retail space connects with a three-bedroom residence and finished walkout basement for flexible live-work use.
Property Size2,680 SF
Price / SF$139.93
Days on Market4
Property Features for 257 LONG LANE
General Information
Standard status
Active
Size
2,680 SF
Total Parking Spaces
3
Property subtype
Commercial
Amenities
hardwood floors
radiant heat
abundant natural light
finished walkout basement with half bath
interior access between commercial and residential
attached one-car garage
two-car off-street driveway
Building Details
Year Built
1928
Buildings
1
Listing Agency:
Lime House
(717) 840-1355
Listed By:
Tanner Kirkpatrick · License #RS361592
(717) 713-9879
Source:
Cummingsrealtors
Added: Sep 18
Changed: Sep 20
Last Checked: Sep 20 at 2:54PM
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 Lime House
Investment Insights
Based on property information with market context.
This mixed-use property combines a street-facing commercial storefront with an attached three-bedroom, one-and-a-half-bath residence. The approximately 2,680-square-foot layout includes hardwood floors, radiant heat, natural light, and a finished walkout basement with a half bath. Interior access connects the commercial and residential areas, while an attached one-car garage and two-car off-street driveway add functional support space.
Located at 257 Long Lane in Upper Darby, the property offers access to the 69th Street Transportation Center, Center City Philadelphia, and major highways. The storefront benefits from both vehicle and pedestrian exposure. The property is being sold as-is, with the buyer responsible for obtaining the Township Use & Occupancy certificate and verifying zoning, permitted uses, dimensions, square footage, and intended future use.
Located at 257 Long Lane in Upper Darby, the property offers access to the 69th Street Transportation Center, Center City Philadelphia, and major highways. The storefront benefits from both vehicle and pedestrian exposure. The property is being sold as-is, with the buyer responsible for obtaining the Township Use & Occupancy certificate and verifying zoning, permitted uses, dimensions, square footage, and intended future use.
Key Highlights
- Approximately 2,680 square feet of mixed‑use space
- Street‑level commercial storefront with attached 3‑bedroom, 1.5‑bath residence
- Finished walkout basement with half bath and interior connection between uses
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
$26,532
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
7.08%
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%
$530,640
$530.6K
Cap Rate 7%
$379,029
$379.0K
Cap Rate 9%
$294,800
$294.8K
Market Conditions
NOI Build-Up for 2,680 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
$48.2K $18.00/SF
− Vacancy
−$5.8K −$2.16/SF
EGI
$42.5K $15.84/SF
− OpEx
−$15.9K −$5.94/SF
NOI
$26.5K $9.90/SF
Area
Delaware County, PA
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$530,640
Cap Rate 7%
$379,029
Cap Rate 9%
$294,800
Alternative Uses
Best Use
Office B
$627.7K
$549.2K – $732.3K
NOI $43,937 @ 7.0% cap · market cap 11.72%
Second Best
Mixed Use
$379.0K
$331.7K – $442.2K
NOI $26,532 @ 7.0% cap · market cap 7.08%
Theoretical Best
Office A
$812.5K
$711.0K – $948.0K
NOI $56,878 @ 7.0% cap · market cap 15.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,920
Businesses Nearby
Explore this area
Business Placement
Demographics for 19082, PA
42,761
Population
16,775
Households
2.5
Avg Household Size
35
Median Age
23%
College-Educated
84%
High-School Grad
2.6 sq mi
ZIP Area
16,447
Density / Sq Mi
$55,551
Median Household Income
$36,139
Median Earnings
$1,178
Median Rent
$155,400
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level retail space connects with a three-bedroom residence and finished walkout basement for flexible live-work use.
Where is this mixed-use property located?
The property is located at 257 LONG LANE Upper Darby, PA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Approximately 2,680 square feet of mixed‑use space; Street‑level commercial storefront with attached 3‑bedroom, 1.5‑bath residence; Finished walkout basement with half bath and interior connection between uses
