CVS Property with
For Sale
Contact for pricing
Pending
2801 Egypt Rd, Audubon, PA 19403
Corporately guaranteed CVS with drive-thru and over 12 years remaining.
Property Size11,495 SF
Days on Market195
Property Features for 2801 Egypt Rd
General Information
Standard status
Pending
Size
11,495 SF
Total Parking Spaces
61
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Building Details
Year Built
2007
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Marcus & Millichap SWM Group
Listed By:
Sean Sharko · License #IL 471.010712
Source:
Crexi
Added: Jan 28
Changed: Aug 8
Last Checked: Jul 24 at 1:05PM
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 Marcus & Millichap SWM Group
Investment Insights
Based on property information with market context.
This corporately guaranteed CVS property has over 12 years of remaining term on an absolute triple-net lease. The lease includes 3% rental increases every five years in the option periods. Built-to-suit for CVS in 2007, the property features a drive-thru. It is located at a signalized hard corner along S. Park Avenue and Egypt Road, 0.8 miles from the Pottstown Expressway. The location is near Audubon Square and Valley Forge Marketplace, and five miles from King of Prussia Mall. The surrounding area has over 154,000 residents and over 220,000 employees within five miles, supported by nearby major medical centers and significant surrounding retail. The property size is 11495 square feet.
Key Highlights
- Corporately guaranteed CVS with over 12 years remaining on an absolute triple‑net lease.
- Rare 3% rental increases every five years in option periods.
- High‑value drive‑thru at a signalized hard corner location.
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
$462,843
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
6.91%
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%
$9,256,860
$9.3M
Cap Rate 7%
$6,612,043
$6.6M
Cap Rate 9%
$5,142,700
$5.1M
Market Conditions
NOI Build-Up for 11,495 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
$644.2K $56.04/SF
− Vacancy
−$27.1K −$2.35/SF
EGI
$617.1K $53.69/SF
− OpEx
−$154.3K −$13.42/SF
NOI
$462.8K $40.26/SF
Area
Montgomery County, PA
Vacancy
4.20%
Lease Rate
$56.04 /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%
$9,256,860
Cap Rate 7%
$6,612,043
Cap Rate 9%
$5,142,700
Alternative Uses
Best Use
Specialty Retail
$6.61M
$5.79M – $7.71M
NOI $462,843 @ 7.0% cap · market cap 6.91%
Second Best
Retail
$1.98M
$1.73M – $2.31M
NOI $138,754 @ 7.0% cap · market cap 2.07%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
67k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Groceries 45%
Beauty & Spa 4%
Dining 3%
Dollar Tree
Shops & Services
23,501 visits/mo
0.1 miles
Redner's Warehouse Market
Groceries
23,140 visits/mo
0.2 miles
Fine Wine & Good Spirits
Groceries
6,600 visits/mo
0.2 miles
The UPS Store
Shops & Services
2,948 visits/mo
0.1 miles
Sola Salon Studios
Beauty & Spa
2,892 visits/mo
0.1 miles
Demographics for 19403, PA
43,734
Population
19,720
Households
2.2
Avg Household Size
45
Median Age
48%
College-Educated
96%
High-School Grad
22.4 sq mi
ZIP Area
1,952
Density / Sq Mi
$101,996
Median Household Income
$59,809
Median Earnings
$1,640
Median Rent
$355,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Audubon Family Pharmacy — 2812 egypt rd ste e, audubon, pa 19403
- CVS Pharmacy — 2801 Egypt Rd, Audubon, PA 19407
- CVS — 2801 Egypt Rd, Audubon, PA 19407
- Audubon Family Pharmacy Inc — 2812 Egypt Rd Suite E, Audubon, PA 19403
- Adrian Bythwood — 2801 Egypt Rd, Audubon, PA 194032105
Frequently Asked Questions
What type of property is this?
Drug store - Corporately guaranteed CVS with drive-thru and over 12 years remaining.
Where is this drug store located?
The property is located at 2801 Egypt Rd Audubon, PA.
What is the asking price?
The asking price for this property is $6,700,000.
What are key features of this property?
This property features: Corporately guaranteed CVS with over 12 years remaining on an absolute triple‑net lease.; Rare 3% rental increases every five years in option periods.; High‑value drive‑thru at a signalized hard corner location.
