Commercial Land With Approved
For Sale
$925,000
5039 5055 Route 309 Highway, Center Valley, PA 18034
COMMERCIAL - Upper Saucon Twp, PA
Property Size6,156 SF
Lot Size0.98 Acres
Price / SF$150.26
Days on Market281
Property Features for 5039 5055 Route 309 Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
Route 309 N., just past Putt-U miniature golf course, See large sign.
Subdivision
Upper Saucon
Standard status
Active
APN
641487564823001,641487477411 001
Size
6,156 SF
Lot size
0.98 Acres
Taxes and HOA fees
Tax Annual Amount
7191
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Central Air
Water source
Public
Building Details
Year built
1953
Building materials
Brick
Roof type
Flat
Listing Agency:
Preferred Properties Plus
(610) 282-1333
Listed By:
Jeffrey D. Torchia · License #SB065687
(610) 360-6466
Added: Oct 31, 2025
Changed: Aug 4
Last Checked: Aug 7 at 5:06PM
MLS# 767384
Copyright © 2026 Greater Lehigh Valley REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This commercially zoned land offering includes approved plans for a 6,156-square-foot, two-story medical office building. The proposed design provides 36 parking spaces and a dedicated drop-off and pick-up lane. Public water and public sewer serve the property, and the plans are available for review through the listing agent’s office.
The site is located at 5039–5055 Route 309 Highway in Upper Saucon Township, across Route 309 from St. Luke’s Center Valley Campus and adjacent to Putt-U miniature golf course. Route 78 is approximately one mile away, providing a defined regional access point for the planned medical office use.
The site is located at 5039–5055 Route 309 Highway in Upper Saucon Township, across Route 309 from St. Luke’s Center Valley Campus and adjacent to Putt-U miniature golf course. Route 78 is approximately one mile away, providing a defined regional access point for the planned medical office use.
Key Highlights
- Approved plans for a 6,156‑square‑foot, 2 story medical office building
- 0.975‑acre commercial land parcel
- 36 parking spots with drop off/pick up lane
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
$44,953
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
4.86%
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%
$899,060
$899.1K
Cap Rate 7%
$642,186
$642.2K
Cap Rate 9%
$499,478
$499.5K
Market Conditions
NOI Build-Up for 6,156 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
$65.0K $10.56/SF
− Vacancy
−$5.1K −$0.82/SF
EGI
$59.9K $9.74/SF
− OpEx
−$15.0K −$2.43/SF
NOI
$45.0K $7.30/SF
Area
Lehigh County, PA
Vacancy
7.80%
Lease Rate
$10.56 /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%
$899,060
Cap Rate 7%
$642,186
Cap Rate 9%
$499,478
Alternative Uses
Best Use
Office B
$642.2K
$561.9K – $749.2K
NOI $44,953 @ 7.0% cap · market cap 4.86%
Second Best
Healthcare Medical
$562.9K
$492.5K – $656.7K
NOI $39,402 @ 7.0% cap · market cap 4.26%
Theoretical Best
Mixed Use
$905.3K
$792.1K – $1.06M
NOI $63,368 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
211
Businesses Nearby
Explore this area
Business Placement
Demographics for 18034, PA
9,271
Population
3,189
Households
2.9
Avg Household Size
41
Median Age
54%
College-Educated
98%
High-School Grad
11.0 sq mi
ZIP Area
843
Density / Sq Mi
$134,137
Median Household Income
$57,938
Median Earnings
$1,399
Median Rent
$398,300
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?
Commercial land - Commercially zoned site with approved plans for a two-story medical office building and public utility connections.
Where is this commercial land located?
The property is located at 5039 5055 Route 309 Highway Center Valley, PA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Approved plans for a 6,156‑square‑foot, 2 story medical office building; 0.975‑acre commercial land parcel; 36 parking spots with drop off/pick up lane
