Highway Frontage Commercial and
For Sale
$1,490,000
329 E Lincoln Highway, Fairless Hills, PA 19030
Two parcels with commercial highway frontage and residential apartments.
Property Size6,750 SF
Price / SF$220.74
Days on Market373
Property Features for 329 E Lincoln Highway
General Information
Standard status
Active
Size
6,750 SF
Total Parking Spaces
20
Property subtype
Commercial
Zoning
L1/ COMMERCIAL
Taxes and HOA fees
Annual Taxes
$4,558
Amenities
Carpet,Vinyl
Electric
Yes
Land Tax ID 13-003-013-001( (0.6691 acres) being sold together with the adjacent building and lot tax ID 13-003-013-002. (0.5014 acres). Parking in the front and back of the building.
Well
2131
118.00 x 247.00
0.67
No
Assessor
Parking Lot
Lighted Parking
20
6750.00
19320.00
Boro/Township
Building Details
Year Built
1985
Listing Agency:
Questor Realty, Inc.
(856) 222-0077
Listed By:
Gary Cook
Source:
Thetristaterealestategroup
Added: Sep 1, 2025
Changed: Sep 8
Last Checked: Sep 8 at 7:24AM
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 Questor Realty, Inc.
Investment Insights
Based on property information with market context.
This offering presents an opportunity to acquire two parcels with commercial highway frontage. The properties, identified as parcel # 13-003-013-001 and adjacent property #13-003-013-002, are being sold together in "as is" condition. The building was previously utilized as a medical office, featuring a surgical room, reception area, back office, three half bathrooms, and a small kitchen. The upper level contains two large apartments, each including a large kitchen, with a total of five bedrooms and three full bathrooms. The property is located close to restaurants, shopping, the new Keystone Opportunity Zone Center, I-95, and the Route 1 corridor, situated in an up-and-coming commercial district with highway traffic.
Key Highlights
- Two parcels with commercial highway frontage being sold together.
- Building previously used as a medical office featuring a surgical room, reception area, and back office.
- Two large upstairs apartments offer a total of five bedrooms and three full bathrooms.
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
$106,121
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
7.12%
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%
$2,122,420
$2.1M
Cap Rate 7%
$1,516,014
$1.5M
Cap Rate 9%
$1,179,122
$1.2M
Market Conditions
NOI Build-Up for 6,750 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
$175.8K $26.04/SF
− Vacancy
−$34.3K −$5.08/SF
EGI
$141.5K $20.96/SF
− OpEx
−$35.4K −$5.24/SF
NOI
$106.1K $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%
$2,122,420
Cap Rate 7%
$1,516,014
Cap Rate 9%
$1,179,122
Alternative Uses
Best Use
Office B
$1.52M
$1.33M – $1.77M
NOI $106,121 @ 7.0% cap · market cap 7.12%
Second Best
Healthcare Medical
$1.33M
$1.17M – $1.56M
NOI $93,385 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$2.05M
$1.79M – $2.39M
NOI $143,257 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
235
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19030, PA
12,504
Population
4,782
Households
2.6
Avg Household Size
44
Median Age
23%
College-Educated
94%
High-School Grad
5.1 sq mi
ZIP Area
2,452
Density / Sq Mi
$92,411
Median Household Income
$46,472
Median Earnings
$1,259
Median Rent
$344,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Two parcels with commercial highway frontage and residential apartments.
Where is this medical office space located?
The property is located at 329 E Lincoln Highway Fairless Hills, PA.
What is the asking price?
The asking price for this property is $1,490,000.
What are key features of this property?
This property features: Two parcels with commercial highway frontage being sold together.; Building previously used as a medical office featuring a surgical room, reception area, and back office.; Two large upstairs apartments offer a total of five bedrooms and three full bathrooms.
