Industrial/Flex Building with
For Sale
$1,600,000
633 Jones Avenue, Lansdale, PA 19446
7,000 SF industrial/flex building with parking available for sale.
Property Size7,000 SF
Price / SF$228.57
Days on Market388
Property Features for 633 Jones Avenue
General Information
Standard status
Active
Size
7,000 SF
Property subtype
Commercial
Lease Term
[]
Building Details
Year Built
2001
Listing Agency:
Lieberman Earley & Company
(610) 688-4300
Listed By:
John E Lieberman · License #RM045484B
Source:
Deepcreeklake
Added: Aug 7, 2025
Changed: Aug 27
Last Checked: Aug 29 at 10:01AM
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 Lieberman Earley & Company
Investment Insights
Based on property information with market context.
This 7,000 square foot industrial/flex building is available for sale or lease. The property features three 10' x 15' drive-in doors and 24 parking spots. The building includes a bathroom, shower, and locker room. It also offers 20' clear heights and a small second-floor office space of approximately 700 square feet. The property is equipped with 3-phase power, oil heat, and public water and sewer.
Key Highlights
- 7,000 SF Industrial/Flex building suitable for various business needs
- Features three 10' x 15' drive‑in doors for easy loading and unloading
- Benefit from 20' clear heights, accommodating diverse storage and operational requirements
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
$80,229
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
5.01%
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%
$1,604,580
$1.6M
Cap Rate 7%
$1,146,129
$1.1M
Cap Rate 9%
$891,433
$891.4K
Market Conditions
NOI Build-Up for 7,000 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
$132.7K $18.96/SF
− Vacancy
−$9.3K −$1.33/SF
EGI
$123.4K $17.63/SF
− OpEx
−$43.2K −$6.17/SF
NOI
$80.2K $11.46/SF
Area
Montgomery County, PA
Vacancy
7.00%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
35.00%
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%
$1,604,580
Cap Rate 7%
$1,146,129
Cap Rate 9%
$891,433
Alternative Uses
Best Use
Flex RnD
$1.15M
$1.00M – $1.34M
NOI $80,229 @ 7.0% cap · market cap 5.01%
Second Best
Industrial
$734.2K
$642.4K – $856.5K
NOI $51,391 @ 7.0% cap · market cap 3.21%
Theoretical Best
Specialty Retail
$4.03M
$3.52M – $4.70M
NOI $281,853 @ 7.0% cap · market cap 17.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19446, PA
58,930
Population
24,983
Households
2.4
Avg Household Size
44
Median Age
51%
College-Educated
93%
High-School Grad
22.6 sq mi
ZIP Area
2,608
Density / Sq Mi
$103,875
Median Household Income
$60,396
Median Earnings
$1,738
Median Rent
$415,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Sweet Nettie Catering — 1820 W Point Pike, Lansdale, PA 19446
Frequently Asked Questions
What type of property is this?
Flex space - 7,000 SF industrial/flex building with parking available for sale.
Where is this flex space located?
The property is located at 633 Jones Avenue Lansdale, PA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 7,000 SF Industrial/Flex building suitable for various business needs; Features **three 10' x 15' drive‑in doors** for easy loading and unloading; Benefit from **20' clear heights**, accommodating diverse storage and operational requirements
