Building Details

Buildings 2

Units 5

Tenancy Multi

Building Size 2,400 SF

Listing Agency: M.S. Fox Real Estate Group

Listed By: Brett Fox · License #RS320828 Show Phone

Source: Crexi

Added: Jul 30 Changed: Sep 16 Last Checked: Sep 18 at 4:56AM

Report an Issue

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 M.S. Fox Real Estate Group

Investment Insights

Based on property information with market context.

This mixed-use property comprises two buildings combining medical office space with residential apartments. The portfolio includes a 2,400 SF dental office leased on a long-term basis to a national institutional dental group, along with a 4,061 SF apartment building containing four units. All apartments are occupied by long-term tenants, creating a fully leased configuration across the property.

Located at 833 North Bethlehem Pike in Spring House, Pennsylvania, the property sits directly on Bethlehem Pike within the local business corridor. The site is subject to D - Business zoning and brings together medical and residential components within one commercial asset.

Key Highlights

• 2,400 SF dental office leased long term to a national institutional dental group
• 4,061 SF apartment building with four units
• All apartment units occupied by long‑term tenants

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

$101,892

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

7.55%

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%

$2,037,840 $2.0M

Cap Rate 7%

$1,455,600 $1.5M

Cap Rate 9%

$1,132,133 $1.1M

Market Conditions

NOI Build-Up for 6,481 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

$168.8K $26.04/SF

− Vacancy

−$32.9K −$5.08/SF

EGI

$135.9K $20.96/SF

− OpEx

−$34.0K −$5.24/SF

NOI

$101.9K $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%

$2,037,840

Cap Rate 7%

$1,455,600

Cap Rate 9%

$1,132,133

Alternative Uses

Best Use

Office B

$1.46M

$1.27M – $1.70M (±1% cap)

NOI $101,892 @ 7.0% cap · market cap 7.55%

Second Best

Multifamily LT 5

$1.35M

$1.18M – $1.57M (±1% cap)

NOI $94,168 @ 7.0% cap · market cap 6.98%

Theoretical Best

Specialty Retail

$3.73M

$3.26M – $4.35M (±1% cap)

NOI $260,956 @ 7.0% cap · market cap 19.33%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Gurkirt Singh, DMD Dental Office DogFace Provisions (Bike/Boat/Book/etc) Store

Suggested Use

Top Pick Hair Salon Grocery & Convenience Store Kitchen & Bath Showroom Auto Parts Store Barber Shop Furniture & Home Goods

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Office units

4

Residential units

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

646

Businesses Nearby

Explore this area Business Placement

Demographics for 19477, PA

126

Population

43

Households

2.9

Avg Household Size

52

Median Age

80%

College-Educated

100%

High-School Grad

0.1 sq mi

ZIP Area

1,260

Density / Sq Mi

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - A dental office and occupied apartments share a two-building commercial and residential layout.

Where is this mixed-use property located?

The property is located at 833 North Bethlehem Pike Spring House, 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: 2,400 SF dental office leased long term to a national institutional dental group; 4,061 SF apartment building with four units; All apartment units occupied by long‑term tenants