Office Unit with Multiple
For Sale
$275,000
300 MIDDLETOWN BOULEVARD #102, Langhorne, PA 19047
Commercial office suite with reception, private rooms, two bathrooms, and a dedicated kitchen area.
Property Size1,287 SF
Price / SF$213.68
Days on Market9
Property Features for 300 MIDDLETOWN BOULEVARD #102
General Information
Standard status
Active
Size
1,287 SF
Property subtype
Commercial
Building Details
Year Built
1985
Listing Agency:
Keller Williams Real Estate-Langhorne
(215) 378-7288
Listed By:
Peter A Dragani · License #2296457
(215) 378-7288
Source:
Cummingsrealtors
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 29 at 8:16PM
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 Keller Williams Real Estate-Langhorne
Investment Insights
Based on property information with market context.
This 1,287-square-foot office suite provides a reception area with a receptionist window, a kitchen, two bathrooms, and up to five office rooms. Individual spaces range from 9.5 by 8 feet to 15 by 12 feet, creating a practical arrangement for professional office operations. The building was constructed in 1985.
The property is located at 300 Middletown Boulevard in Langhorne, within The Courtyard office complex and just outside Oxford Valley Mall. Building improvements include Pella windows at the front and rear, a roof replacement completed in 2018, and a hot water heater replacement dated August 2026.
The property is located at 300 Middletown Boulevard in Langhorne, within The Courtyard office complex and just outside Oxford Valley Mall. Building improvements include Pella windows at the front and rear, a roof replacement completed in 2018, and a hot water heater replacement dated August 2026.
Key Highlights
- 1,287 SF office suite in The Courtyard office complex
- Reception area with receptionist window, kitchen, and two bathrooms
- Layout supports up to five offices
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
$20,234
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
7.36%
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%
$404,680
$404.7K
Cap Rate 7%
$289,057
$289.1K
Cap Rate 9%
$224,822
$224.8K
Market Conditions
NOI Build-Up for 1,287 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
$33.5K $26.04/SF
− Vacancy
−$6.5K −$5.08/SF
EGI
$27.0K $20.96/SF
− OpEx
−$6.7K −$5.24/SF
NOI
$20.2K $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%
$404,680
Cap Rate 7%
$289,057
Cap Rate 9%
$224,822
Alternative Uses
Best Use
Office B
$289.1K
$252.9K – $337.2K
NOI $20,234 @ 7.0% cap · market cap 7.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$390.2K
$341.4K – $455.2K
NOI $27,314 @ 7.0% cap · market cap 9.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,540
Businesses Nearby
Explore this area
Business Placement
Demographics for 19047, PA
35,452
Population
13,150
Households
2.7
Avg Household Size
45
Median Age
45%
College-Educated
97%
High-School Grad
17.2 sq mi
ZIP Area
2,061
Density / Sq Mi
$110,395
Median Household Income
$55,992
Median Earnings
$1,770
Median Rent
$441,200
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?
Office units - Commercial office suite with reception, private rooms, two bathrooms, and a dedicated kitchen area.
Where is this office units located?
The property is located at 300 MIDDLETOWN BOULEVARD #102 Langhorne, PA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,287 SF office suite in The Courtyard office complex; Reception area with receptionist window, kitchen, and two bathrooms; Layout supports up to five offices
