Medical Office Property with Flexible
For Sale
$475,000
4018 Durham, Ottsville, PA 18942
C-Commercial zoning lists medical, dental, daycare, retail, restaurant, and service uses, subject to verification.
Property Size3,000 SF
Lot Size1.80 Acres
Price / SF$158.33
Days on Market9
Property Features for 4018 Durham
General Information
Standard status
Active
Size
3,000 SF
Lot size
1.80 Acres
Property subtype
Commercial
Zoning
C-Commercial
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$6,257
Amenities
Level
Rear Yard
SideYard(s)
Suburban
Building Details
Year Built
1949
Buildings
1
Listing Agency:
COLDWELL BANKER HEARTHSIDE REALTORS- OTTSVILLE
(610) 847-3300
Listed By:
SCOTT K FREEMAN · License #RS283644
Source:
Corcoran
Added: Aug 1
Changed: Aug 9
Last Checked: Aug 9 at 9:02AM
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 COLDWELL BANKER HEARTHSIDE REALTORS- OTTSVILLE
Investment Insights
Based on property information with market context.
Located at 4018 Durham Road, this medical office property contains approximately 3,000 square feet on a 1.8-acre parcel. The building dates to 1949 and includes a reception area, exam and treatment rooms, offices, and supporting areas. A second floor adds office space with a kitchenette and restroom, while the lower level was previously used as a daycare area.
The property provides approximately 213 feet of frontage along Route 412 and sits less than 300 feet from the signalized Routes 412 and 611 intersection. On-site parking and proximity to Whole Foods, St. Luke's Hospital Network, CVS, and Turkey Hill add to its commercial setting. C-Commercial zoning lists medical and dental offices, veterinary practices, daycare facilities, retail, financial institutions, restaurants, convenience stores, service businesses, and shopping centers among the uses, subject to buyer verification.
The property provides approximately 213 feet of frontage along Route 412 and sits less than 300 feet from the signalized Routes 412 and 611 intersection. On-site parking and proximity to Whole Foods, St. Luke's Hospital Network, CVS, and Turkey Hill add to its commercial setting. C-Commercial zoning lists medical and dental offices, veterinary practices, daycare facilities, retail, financial institutions, restaurants, convenience stores, service businesses, and shopping centers among the uses, subject to buyer verification.
Key Highlights
- 1.8‑acre parcel with approximately 3,000 square feet of building area
- Approximately 213 feet of frontage on Route 412
- Less than 300 feet from the signalized Routes 412 and 611 intersection
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
$42,771
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
9.00%
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%
$855,420
$855.4K
Cap Rate 7%
$611,014
$611.0K
Cap Rate 9%
$475,233
$475.2K
Market Conditions
NOI Build-Up for 3,000 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
$77.4K $25.80/SF
− Vacancy
−$6.1K −$2.04/SF
EGI
$71.3K $23.76/SF
− OpEx
−$28.5K −$9.50/SF
NOI
$42.8K $14.26/SF
Area
Delaware County, PA
Vacancy
7.90%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
40.00%
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%
$855,420
Cap Rate 7%
$611,014
Cap Rate 9%
$475,233
Alternative Uses
Best Use
Office B
$702.6K
$614.8K – $819.7K
NOI $49,183 @ 7.0% cap · market cap 10.35%
Second Best
Healthcare Medical
$611.0K
$534.6K – $712.9K
NOI $42,771 @ 7.0% cap · market cap 9.00%
Theoretical Best
Office A
$909.6K
$795.9K – $1.06M
NOI $63,670 @ 7.0% cap · market cap 13.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
78
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18942, PA
3,118
Population
1,179
Households
2.6
Avg Household Size
53
Median Age
38%
College-Educated
93%
High-School Grad
20.3 sq mi
ZIP Area
154
Density / Sq Mi
$99,091
Median Household Income
$57,500
Median Earnings
$1,392
Median Rent
$485,800
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?
Medical Office Space - C-Commercial zoning lists medical, dental, daycare, retail, restaurant, and service uses, subject to verification.
Where is this medical office space located?
The property is located at 4018 Durham Ottsville, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1.8‑acre parcel with approximately 3,000 square feet of building area; Approximately 213 feet of frontage on Route 412; Less than 300 feet from the signalized Routes 412 and 611 intersection
