Mixed-Use Building in
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317 W Johnson Hwy, Norristown, PA 19401
Three-story, 2,888 SF mixed-use building on 9,000 SF lot.
Property Size2,888 SF
Lot Size0.21 Acres
Price / SF$133.31
Days on Market194
Property Features for 317 W Johnson Hwy
General Information
Standard status
Active
Size
2,888 SF
Class
C
Lot size
0.21 Acres
Property subtype
Mixed Use, Office, Retail
Zoning
C Commercial
Building Details
Year Built
1930
Year Renovated
1985
Buildings
1
Stories
3
Units
1
Listing Agency:
J.M. Basile & Associates Inc
(610) 768-4000
Listed By:
Suzanne Basile · License #RB049658C
Source:
Crexi
Added: Jan 29
Changed: Aug 8
Last Checked: Aug 7 at 6:43AM
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 J.M. Basile & Associates Inc
Investment Insights
Based on property information with market context.
The property features a freestanding, three-story retail/commercial building with a total area of 2,888 square feet, excluding an unfinished basement, situated on a 9,000 square foot lot (approximately 0.206 acres). Public water and sewer services are available. The location benefits from public transportation, with a SEPTA bus stop nearby, providing convenient access for customers and employees. This property is suitable for an owner-user or investor seeking a high-visibility commercial location.
Key Highlights
- High‑visibility commercial location ideal for owner‑user or investor.
- Freestanding, 3‑story retail/commercial building totaling 2,888 SF.
- 9,000 SF (±0.206 acres) lot with public water and sewer.
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
$34,860
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
9.05%
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%
$697,200
$697.2K
Cap Rate 7%
$498,000
$498.0K
Cap Rate 9%
$387,333
$387.3K
Market Conditions
NOI Build-Up for 2,888 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
$52.0K $18.00/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$49.8K $17.24/SF
− OpEx
−$14.9K −$5.17/SF
NOI
$34.9K $12.07/SF
Area
Montgomery County, PA
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$697,200
Cap Rate 7%
$498,000
Cap Rate 9%
$387,333
Alternative Uses
Best Use
Office B
$648.6K
$567.6K – $756.7K
NOI $45,404 @ 7.0% cap · market cap 11.79%
Second Best
Retail
$498.0K
$435.8K – $581.0K
NOI $34,860 @ 7.0% cap · market cap 9.05%
Theoretical Best
Specialty Retail
$1.66M
$1.45M – $1.94M
NOI $116,285 @ 7.0% cap · market cap 30.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
362
Businesses Nearby
Explore this area
Business Placement
Demographics for 19401, PA
43,414
Population
18,236
Households
2.4
Avg Household Size
36
Median Age
28%
College-Educated
86%
High-School Grad
6.2 sq mi
ZIP Area
7,002
Density / Sq Mi
$68,646
Median Household Income
$38,050
Median Earnings
$1,392
Median Rent
$225,700
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?
Mixed-use property - Three-story, 2,888 SF mixed-use building on 9,000 SF lot.
Where is this mixed-use property located?
The property is located at 317 W Johnson Hwy Norristown, PA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: High‑visibility commercial location ideal for owner‑user or investor.; Freestanding, 3‑story retail/commercial building totaling 2,888 SF.; 9,000 SF (±0.206 acres) lot with public water and sewer.
