Spa & Wellness Commercial
New
For Sale
$450,000
327 S York Rd, Hatboro, PA 19040
Occupied commercial space with an established massage-parlor use and nearby access along S York Rd.
Property Size1,000 SF
Price / SF$450
Days on Market5
Property Features for 327 S York Rd
General Information
Standard status
Active
Size
1,000 SF
Building Details
Year Built
1950
Listing Agency:
Homestarr Realty
(215) 588-2880
Listed By:
Dora Lekas · License #RS178419L
Source:
Premierehomegroup
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 29 at 11:49AM
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 Homestarr Realty
Investment Insights
Based on property information with market context.
This 1,000-square-foot commercial property at 327 S York Rd is currently occupied by a massage-parlor business. Built in 1950, the space offers an existing wellness-oriented commercial configuration for continued use or future repositioning within the spa and wellness category.
The sale is structured as a package with 325 S York Rd, which operates as Castorina's Chili and Bar-BQ, LLC. The occupant at 327 S York Rd requires an appointment for access, and lease details are available upon request.
The sale is structured as a package with 325 S York Rd, which operates as Castorina's Chili and Bar-BQ, LLC. The occupant at 327 S York Rd requires an appointment for access, and lease details are available upon request.
Key Highlights
- 1,000‑square‑foot commercial property at 327 S York Rd
- Currently occupied by a massage‑parlor business
- Built in 1950
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
$40,265
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
8.95%
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%
$805,300
$805.3K
Cap Rate 7%
$575,214
$575.2K
Cap Rate 9%
$447,389
$447.4K
Market Conditions
NOI Build-Up for 1,000 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
$56.0K $56.04/SF
− Vacancy
−$2.4K −$2.35/SF
EGI
$53.7K $53.69/SF
− OpEx
−$13.4K −$13.42/SF
NOI
$40.3K $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%
$805,300
Cap Rate 7%
$575,214
Cap Rate 9%
$447,389
Alternative Uses
Best Use
Specialty Retail
$575.2K
$503.3K – $671.1K
NOI $40,265 @ 7.0% cap · market cap 8.95%
Second Best
Retail
$172.4K
$150.9K – $201.2K
NOI $12,071 @ 7.0% cap · market cap 2.68%
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
950
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19040, PA
22,396
Population
8,277
Households
2.7
Avg Household Size
42
Median Age
38%
College-Educated
93%
High-School Grad
5.9 sq mi
ZIP Area
3,796
Density / Sq Mi
$109,207
Median Household Income
$53,603
Median Earnings
$1,657
Median Rent
$367,700
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
- Medical Marijuana Certification PA: The Greener Institute — 105 N York Rd, Hatboro, PA 19040
- Nourishing Storm Yoga Studio — 122 N York Rd STE 6, Hatboro, PA 19040
- NovaCare Rehabilitation - Hatboro — 444 N York Rd # A-1, Hatboro, PA 19040
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Occupied commercial space with an established massage-parlor use and nearby access along S York Rd.
Where is this spa & wellness property located?
The property is located at 327 S York Rd Hatboro, PA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 1,000‑square‑foot commercial property at 327 S York Rd; Currently occupied by a massage‑parlor business; Built in 1950
