Fit-Out Medical Office
New
For Sale
$725,000
766 W Lincoln Highway 10a, Exton, PA 19341
Configured for clinical use with exam rooms, private offices, reception, kitchen, and two ADA bathrooms.
Property Size2,400 SF
Price / SF$302.08
Days on Market2
Property Features for 766 W Lincoln Highway 10a
General Information
Standard status
Active
Size
2,400 SF
Building Details
Year Built
2007
Listing Agency:
Herbert Yentis & Company-Philadelphia
(610) 613-9461
Listed By:
Fay I Mushlin · License #RS181175L
Source:
Kandorre
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 5:32AM
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 Herbert Yentis & Company-Philadelphia
Investment Insights
Based on property information with market context.
Located at 766 W Lincoln Highway in Exton, this 2,400-square-foot medical office suite was built in 2007 and includes a private entrance. The interior is arranged for specialist practice use, with a reception and waiting area, check-in/check-out workspace with built-in furniture, one private office, two additional large offices, five exam rooms, a break room, kitchen, IT closet with storage capacity, and two ADA bathrooms. Neutral LVT flooring extends throughout the suite.
The break room includes an outside entrance, adding a separate access point within the existing layout. The property is part of The Commons at Oaklands. The suite has been owner occupied and is currently configured as a specialist’s office.
The break room includes an outside entrance, adding a separate access point within the existing layout. The property is part of The Commons at Oaklands. The suite has been owner occupied and is currently configured as a specialist’s office.
Key Highlights
- 2,400‑square‑foot medical office suite at 766 W Lincoln Highway, Exton, PA 19341
- Private entrance plus an additional outside entrance from the break room
- Five exam rooms, one private office, and two additional large offices
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
$37,732
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
5.20%
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%
$754,640
$754.6K
Cap Rate 7%
$539,029
$539.0K
Cap Rate 9%
$419,244
$419.2K
Market Conditions
NOI Build-Up for 2,400 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
$62.5K $26.04/SF
− Vacancy
−$12.2K −$5.08/SF
EGI
$50.3K $20.96/SF
− OpEx
−$12.6K −$5.24/SF
NOI
$37.7K $15.72/SF
Area
Chester 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%
$754,640
Cap Rate 7%
$539,029
Cap Rate 9%
$419,244
Alternative Uses
Best Use
Office B
$539.0K
$471.7K – $628.9K
NOI $37,732 @ 7.0% cap · market cap 5.20%
Second Best
Healthcare Medical
$531.4K
$465.0K – $620.0K
NOI $37,200 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$727.7K
$636.7K – $848.9K
NOI $50,936 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
330
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 19341, PA
18,808
Population
9,209
Households
2
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
13.7 sq mi
ZIP Area
1,373
Density / Sq Mi
$122,992
Median Household Income
$71,565
Median Earnings
$2,045
Median Rent
$486,900
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?
Medical Office Space - Configured for clinical use with exam rooms, private offices, reception, kitchen, and two ADA bathrooms.
Where is this medical office space located?
The property is located at 766 W Lincoln Highway 10a Exton, PA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 2,400‑square‑foot medical office suite at 766 W Lincoln Highway, Exton, PA 19341; Private entrance plus an additional outside entrance from the break room; Five exam rooms, one private office, and two additional large offices
