New Hope Mixed-Use Commercial
For Sale
$1,400,000
6610 Lower York Rd, New Hope, PA 18938
Turnkey mixed-use commercial building in prime New Hope location.
Property Size4,900 SF
Lot Size0.33 Acres
Price / SF$285.71
Days on Market168
Property Features for 6610 Lower York Rd
General Information
Standard status
Active
Size
4,900 SF
Lot size
0.33 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$10,905
Amenities
Open
Cleared
Highway
Building Details
Year Built
1967
Listing Agency:
ADDISON WOLFE REAL ESTATE
(215) 862-5500
Listed By:
STEFAN D DAHLMARK · License #9806722
Source:
Corcoran
Added: Feb 23
Changed: Aug 8
Last Checked: Aug 8 at 6:08AM
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 ADDISON WOLFE REAL ESTATE
Investment Insights
Based on property information with market context.
This 4,900± sq. ft. mixed-use commercial building is located at the gateway to New Hope. The property anchors a stretch of Lower York Road, capturing local traffic and seasonal influx drawn to New Hope and Lambertville. The building has been renovated and designed for salon and spa operations, yet its flexible, open layout allows for conversion to retail, boutique hospitality, medical or wellness services, fitness studio, therapy offices, event venue, co-working concept, professional suites, or expanded lifestyle brand headquarters. The property features natural light, modern finishes, prominent signage, and ingress/egress. Generous on-site parking supports clientele and commuters. The location places businesses within one of Bucks County’s affluent and entrepreneurial markets, approximately 42± miles to Philadelphia and 75± miles to Midtown Manhattan.
Key Highlights
- Prime location at the gateway to New Hope with high visibility and traffic.
- Flexible, open 4,900± sq. ft. layout suitable for various commercial uses.
- Completely and professionally renovated, turnkey property ready for immediate 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
$77,036
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
5.50%
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%
$1,540,720
$1.5M
Cap Rate 7%
$1,100,514
$1.1M
Cap Rate 9%
$855,956
$856.0K
Market Conditions
NOI Build-Up for 4,900 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
$127.6K $26.04/SF
− Vacancy
−$24.9K −$5.08/SF
EGI
$102.7K $20.96/SF
− OpEx
−$25.7K −$5.24/SF
NOI
$77.0K $15.72/SF
Area
Bucks 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%
$1,540,720
Cap Rate 7%
$1,100,514
Cap Rate 9%
$855,956
Alternative Uses
Best Use
Office B
$1.10M
$963.0K – $1.28M
NOI $77,036 @ 7.0% cap · market cap 5.50%
Second Best
Retail
$1.02M
$888.8K – $1.19M
NOI $71,105 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$1.49M
$1.30M – $1.73M
NOI $103,994 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
451
Businesses Nearby
Explore this area
Business Placement
Demographics for 18938, PA
14,301
Population
6,369
Households
2.2
Avg Household Size
54
Median Age
67%
College-Educated
97%
High-School Grad
40.9 sq mi
ZIP Area
350
Density / Sq Mi
$161,146
Median Household Income
$93,397
Median Earnings
$2,005
Median Rent
$701,700
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?
Mixed-use property - Turnkey mixed-use commercial building in prime New Hope location.
Where is this mixed-use property located?
The property is located at 6610 Lower York Rd New Hope, PA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Prime location at the gateway to New Hope with high visibility and traffic.; Flexible, open 4,900± sq. ft. layout suitable for various commercial uses.; Completely and professionally renovated, turnkey property ready for immediate occupancy.**
