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    Fully Leased Neighborhood Retail Strip Title is generated by Realmo AI

    407 W Moreland Road, Willow Grove, PA 19090

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    For Sale
    $1,250,000

    Three-tenant retail strip center on a high-traffic suburban corridor with convenient customer parking.

    Type:Commercial
    Added:
    Dec 5, 2025
    Days on Market:
    182
    Last Refresh:
    Jun 5 at 1:50 am

    Property Features for 407 W Moreland Road

    General Information

    Standard status
    Active
    Property subtype
    Commercial

    Building Details

    Year Built
    1960

    We can help!

    Listing Contact
    Paul Malitas

    Listing agent Paul Malitas

    Listing office Realty Mark Associates

    Listing date Dec 5, 2025

    Source Deepcreeklake

    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 Realty Mark Associates

    HighLights

    • Fully leased three‑tenant retail strip center along the busy W. Moreland Road corridor in Willow Grove, PA
    • Cap rate of 6.89% with NOI of $86,077 and gross income of $99,936
    • Three established neighborhood service retail tenants with consistent rental income
    • CPI‑based rent increases noted in the marketing information
    • On‑site customer parking provided
    • Surrounding area described as dense residential neighborhoods supporting neighborhood retail demand

    Overview

    The property is a fully leased three-tenant retail strip center designed for neighborhood service retail. The offering is presented as a stable, income-producing asset, with the current tenants generating gross income as reported in the materials and producing an NOI figure of $86,077. The center is positioned to support consistent retail access and customer convenience with on-site parking for visitors.

    The property is located along W. Moreland Road in Willow Grove, Pennsylvania, on a busy commercial corridor serving the local area. The surrounding retail mix described in the materials includes national retailers and neighborhood businesses, along with restaurants and service providers. Nearby retailers referenced include Chipotle and Visionworks, and the area is supported by dense residential neighborhoods.

    For tenants and buyers seeking an occupied neighborhood retail platform, the building’s straightforward strip configuration and existing tenancy make it a practical fit. The reported investment framework includes CPI-based rent increases, which may be relevant to buyers evaluating long-term lease terms and income characteristics. The center’s street visibility and established location on a retail-oriented roadway are consistent with meeting everyday neighborhood shopping and service needs.
    Location Intelligence

    Current Use by Public Records

    Smokkey Tokkey Smoke ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Sunglass Hut at Macy's — 2500 W Moreland Rd, Willow Grove, PA 19090
    • The Shops at Willow Grove Park — W Moreland Rd, Willow Grove, PA 19090
    • Willow Grove Park — 2500 W Moreland Rd, Willow Grove, PA 19090
    • QUEENSTATUS360 — 2500 W Moreland Rd, Willow Grove, PA 19090
    • Guest Services — Willow Grove, PA 19090

    Location Insight

    • Map
    • Local Demand
    City
    Willow Grove
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.1083
    Latitude
    40.136482

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    FAQs

    What type of property is this?
    Shopping center - Three-tenant retail strip center on a high-traffic suburban corridor with convenient customer parking.
    Where is this shopping center located?
    The property is located at 407 W Moreland Road Willow Grove, PA.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: Fully leased three‑tenant retail strip center along the busy W. Moreland Road corridor in Willow Grove, PA; Cap rate of 6.89% with NOI of $86,077 and gross income of $99,936; Three established neighborhood service retail tenants with consistent rental income
    We can help!
    Listing Contact
    Paul Malitas
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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