Three-Building Property on Old
For Sale
Contact for pricing
515-523 Old Swede Rd, Douglassville, PA 19518
Well-maintained property with long-term tenants and development potential.
Property Size14,500 SF
Price / SF$93.10
Days on Market1853
Property Features for 515-523 Old Swede Rd
General Information
Standard status
Active
Size
14,500 SF
Property subtype
Office
Building Details
Year Built
1992
Buildings
3
Stories
2
Tenancy
Multi
Listing Agency:
Bennett Williams Commercial Exton
(610) 321-1111
Listed By:
Bill Hess · License #PA RS271797
Source:
Crexi
Added: Jul 28, 2021
Changed: Aug 22
Last Checked: Aug 23 at 5:09PM
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 Bennett Williams Commercial Exton
Investment Insights
Based on property information with market context.
This well-maintained property is located on Old Swede Road (Route 662), offering convenient access to Route 22 and Route 73 in Berks County. The property includes three buildings, totaling over 14,500 square feet. One building has been leased to a salon for 24 years, and the barn building is fully leased. The third building currently features a 1400 square foot garage and covered parking, with potential for office space to be built on the currently vacant second floor. Most tenants have occupied the property for over five years. There are over 48 parking spaces available.
Key Highlights
- High Income Potential: Property features three buildings, two of which are fully leased with long‑term tenants.
- Prime Location: Situated on Old Swede Rd (Rt 662) with convenient access to Rt 22 and Rt 73 in Berks County.
- Ample Parking: Offers 48+ parking spaces, accommodating tenants and potential customers.
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
$121,490
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%
$2,429,800
$2.4M
Cap Rate 7%
$1,735,571
$1.7M
Cap Rate 9%
$1,349,889
$1.3M
Market Conditions
NOI Build-Up for 14,500 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
$187.9K $12.96/SF
− Vacancy
−$25.9K −$1.79/SF
EGI
$162.0K $11.17/SF
− OpEx
−$40.5K −$2.79/SF
NOI
$121.5K $8.38/SF
Area
Berks County, PA
Vacancy
13.80%
Lease Rate
$12.96 /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%
$2,429,800
Cap Rate 7%
$1,735,571
Cap Rate 9%
$1,349,889
Alternative Uses
Best Use
Office B
$1.74M
$1.52M – $2.02M
NOI $121,490 @ 7.0% cap · market cap 9.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.38M
$2.08M – $2.78M
NOI $166,622 @ 7.0% cap · market cap 12.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Explore this area
Business Placement
Demographics for 19518, PA
16,441
Population
6,274
Households
2.6
Avg Household Size
43
Median Age
39%
College-Educated
95%
High-School Grad
35.8 sq mi
ZIP Area
459
Density / Sq Mi
$114,954
Median Household Income
$57,996
Median Earnings
$1,324
Median Rent
$331,100
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 - Well-maintained property with long-term tenants and development potential.
Where is this office building located?
The property is located at 515-523 Old Swede Rd Douglassville, PA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: High Income Potential: Property features three buildings, two of which are fully leased with long‑term tenants.; Prime Location: Situated on Old Swede Rd (Rt 662) with convenient access to Rt 22 and Rt 73 in Berks County.; Ample Parking: Offers 48+ parking spaces, accommodating tenants and potential customers.
