Two-Story Medical Office
For Sale
$925,000
5039 Route 309, Center Valley, PA 18034
Plans call for a two-story medical office on approximately one acre with 36 parking spaces and a drop-off/pick-up lane.
Property Size6,156 SF
Lot Size1.00 Acre
Price / SF$150.26
Days on Market309
Property Features for 5039 Route 309
General Information
Standard status
Active
Size
6,156 SF
Total Parking Spaces
36
Lot size
1.00 Acre
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$7,191
Building Details
Stories
2
Listing Agency:
Preferred Properties Plus
(610) 282-1333
Listed By:
Jeffrey D. Torchia · License #SB065687
(610) 360-6466
Source:
Exprealty
Added: Oct 31, 2025
Changed: Aug 20
Last Checked: Sep 4 at 1:28PM
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 Preferred Properties Plus
Investment Insights
Based on property information with market context.
Approved plans are available for a two-story, TO-BE-BUILT medical office building totaling about 6,156 square feet. The proposed site includes 36 parking spaces along with a dedicated drop-off/pick-up lane. Public water and sewer service are planned for the property.
The property is located on Route 309 in Center Valley, directly across from the St. Luke’s Center Valley Campus. The site is also adjacent to a Putt-U miniature golf course in Upper Saucon Township.
Full plans can be reviewed with the listing agent at their office.
The property is located on Route 309 in Center Valley, directly across from the St. Luke’s Center Valley Campus. The site is also adjacent to a Putt-U miniature golf course in Upper Saucon Township.
Full plans can be reviewed with the listing agent at their office.
Key Highlights
- Approved plans for a 6,156 SF, two‑story medical office building
- Set on 1 acre with 36 parking spaces and a drop‑off/pick‑up lane
- Across Route 309 from St. Lukes Center Valley Campus
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
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
270
Businesses Nearby
Under-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Plans call for a two-story medical office on approximately one acre with 36 parking spaces and a drop-off/pick-up lane.
Where is this medical office space located?
The property is located at 5039 Route 309 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 SF, two‑story medical office building; Set on 1 acre with 36 parking spaces and a drop‑off/pick‑up lane; Across Route 309 from St. Lukes Center Valley Campus
