Two-Story Office
For Sale
$1,800,000
492 Norristown Road, Blue Bell, PA 19422
Two-story office property with conference rooms, kitchens, restrooms, and on-site parking.
Property Size10,230 SF
Days on Market10
Property Features for 492 Norristown Road
General Information
Standard status
Active
Size
10,230 SF
Class
B
Property subtype
Office
Building Details
Building Size
10,230 SF
Year Built
1990
Listing Agency:
SVN | Ahia
(267) 981-9110
Listed By:
Chichi E. Ahia, SIOR · License #PA #RM423727
(267) 981-9110
Source:
Svnahia
Added: Aug 14
Changed: Aug 23
Last Checked: Aug 23 at 3:39AM
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 SVN | Ahia
Investment Insights
Based on property information with market context.
Walton Point Office Center is a 10,230 SF, two-story office property built in 1990. The building includes window-lined offices, conference rooms, kitchens, and restrooms on both levels, with brick construction, extensive glass, and landscaped grounds. On-site parking supports the professional office layout, while views and natural light contribute to the interior environment.
The property is currently 27% occupied, with lease income secured for approximately 4.5 years. Its office zoning and remaining available space provide flexibility for an owner-user or a company seeking room for future operations. Located at 492 Norristown Road in Blue Bell, the building has immediate access to major regional highways and sits near dining, recreation, and client entertainment options.
The property is currently 27% occupied, with lease income secured for approximately 4.5 years. Its office zoning and remaining available space provide flexibility for an owner-user or a company seeking room for future operations. Located at 492 Norristown Road in Blue Bell, the building has immediate access to major regional highways and sits near dining, recreation, and client entertainment options.
Key Highlights
- 10,230 SF two‑story office building built in 1990
- Currently 27% occupied with lease income secured for approximately 4.5 years
- Office zoning with space available for owner‑user occupancy
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
$160,832
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
8.94%
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%
$3,216,640
$3.2M
Cap Rate 7%
$2,297,600
$2.3M
Cap Rate 9%
$1,787,022
$1.8M
Market Conditions
NOI Build-Up for 10,230 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
$266.4K $26.04/SF
− Vacancy
−$51.9K −$5.08/SF
EGI
$214.4K $20.96/SF
− OpEx
−$53.6K −$5.24/SF
NOI
$160.8K $15.72/SF
Area
Montgomery 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%
$3,216,640
Cap Rate 7%
$2,297,600
Cap Rate 9%
$1,787,022
Alternative Uses
Best Use
Office B
$2.30M
$2.01M – $2.68M
NOI $160,832 @ 7.0% cap · market cap 8.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.88M
$5.15M – $6.87M
NOI $411,908 @ 7.0% cap · market cap 22.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,067
Businesses Nearby
Explore this area
Business Placement
Demographics for 19422, PA
20,117
Population
8,179
Households
2.5
Avg Household Size
46
Median Age
74%
College-Educated
99%
High-School Grad
12.3 sq mi
ZIP Area
1,636
Density / Sq Mi
$153,344
Median Household Income
$82,873
Median Earnings
$2,151
Median Rent
$572,600
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?
Office building - Two-story office property with conference rooms, kitchens, restrooms, and on-site parking.
Where is this office building located?
The property is located at 492 Norristown Road Blue Bell, PA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 10,230 SF two‑story office building built in 1990; Currently 27% occupied with lease income secured for approximately 4.5 years; Office zoning with space available for owner‑user occupancy
