Three-Story Office
For Sale
$1,180,000
676 W Germantown Pike, Plymouth Meeting, PA 19462
Free-standing three-story office building with renovated interior, ADA-compliant systems, and illuminated signage approval.
Property Size3,492 SF
Lot Size0.99 Acres
Price / SF$337.92
Days on Market346
Property Features for 676 W Germantown Pike
General Information
Standard status
Active
Size
3,492 SF
Total Parking Spaces
16
Lot size
0.99 Acres
Property subtype
Commercial
Lease Term
[]
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Asking Price
$1,180,000
Amenities
private offices
kitchen
1.5 baths
illuminated sign
fenced yard
Building Details
Year Built
1755
Year Renovated
2020
Buildings
1
Stories
3
Building Size
3,492 SF
Listing Agency:
J.M. Basile & Associates Inc.
Listed By:
Suzanne Basile · License #RB049658C
(610) 768-4000
Source:
Deepcreeklake
Added: Oct 4, 2025
Changed: Sep 13
Last Checked: Sep 13 at 9:59AM
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 J.M. Basile & Associates Inc.
Investment Insights
Based on property information with market context.
Free-standing three-story commercial or residential mix building totaling 3,492 square feet on a 43,200 square foot lot (0.99 acres). Built in 1755 and totally renovated in 2020, the property includes several private offices, a kitchen, and 1 ½ baths. Professional, architecture-designed and township-approved engineering improvements were made in 2016 to support professional office use, along with new electric, new HVAC, new paint, new ceilings, and new plumbing. The building is ADA-compliant, includes a fenced-in yard, and has an approved 17 Sq. Ft. illuminated sign.
Situated on Germantown Pike with extraordinary visibility and 36K Vehicles AADT, the property offers access to major highway arteries at the mid-county interchange where the PA Turnpike (I-276) crosses the Northeast Extension/Blue Route (I-476), less than a ½ mile away. The lot includes 16 vehicle parking spaces and is walk to stores next to Plymouth Meeting Mall.
Additional convenience includes bus lines to The Norristown Transportation Center, with a reported 21 minute ride.
Situated on Germantown Pike with extraordinary visibility and 36K Vehicles AADT, the property offers access to major highway arteries at the mid-county interchange where the PA Turnpike (I-276) crosses the Northeast Extension/Blue Route (I-476), less than a ½ mile away. The lot includes 16 vehicle parking spaces and is walk to stores next to Plymouth Meeting Mall.
Additional convenience includes bus lines to The Norristown Transportation Center, with a reported 21 minute ride.
Key Highlights
- Built in 1755, totally renovated in 2020 with new electric and new HVAC
- 3,492 square foot free‑standing three‑story office building on 0.99 acres (43,200 SF lot)
- Several private offices, kitchen, and 1 ½ baths
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
$54,900
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
4.65%
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%
$1,098,000
$1.1M
Cap Rate 7%
$784,286
$784.3K
Cap Rate 9%
$610,000
$610.0K
Market Conditions
NOI Build-Up for 3,492 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
$90.9K $26.04/SF
− Vacancy
−$17.7K −$5.08/SF
EGI
$73.2K $20.96/SF
− OpEx
−$18.3K −$5.24/SF
NOI
$54.9K $15.72/SF
Area
Montgomery 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%
$1,098,000
Cap Rate 7%
$784,286
Cap Rate 9%
$610,000
Alternative Uses
Best Use
Office B
$784.3K
$686.3K – $915.0K
NOI $54,900 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.01M
$1.76M – $2.34M
NOI $140,604 @ 7.0% cap · market cap 11.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,497
Businesses Nearby
Explore this area
Business Placement
Demographics for 19462, PA
16,267
Population
6,658
Households
2.4
Avg Household Size
41
Median Age
53%
College-Educated
95%
High-School Grad
8.3 sq mi
ZIP Area
1,960
Density / Sq Mi
$133,942
Median Household Income
$66,598
Median Earnings
$1,771
Median Rent
$452,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Free-standing three-story office building with renovated interior, ADA-compliant systems, and illuminated signage approval.
Where is this office building located?
The property is located at 676 W Germantown Pike Plymouth Meeting, PA.
What is the asking price?
The asking price for this property is $1,180,000.
What are key features of this property?
This property features: Built in 1755, totally renovated in 2020 with new electric and new HVAC; 3,492 square foot free‑standing three‑story office building on 0.99 acres (43,200 SF lot); Several private offices, kitchen, and 1 ½ baths
