Freestanding Two-Story
For Sale
Contact for pricing
8508 Lansdowne Ave, Upper Darby, PA 19082
Multi-unit retail and office property with basement space, soundproof construction, and on-site parking.
Property Size5,000 SF
Price / SF$139
Days on Market18
Property Features for 8508 Lansdowne Ave
General Information
Standard status
Active
Size
5,000 SF
Total Parking Spaces
15
Property subtype
RETAIL
Site & Location
Traffic Count
16,768 vehicles/day
Highway Access
Yes
Amenities
Large Basement
Soundproof Construction
Building Details
Buildings
1
Stories
2
Building Size
5,000 SF
Listing Agency:
Capital Commercial Real Estate Group
(484) 885-0886
Listed By:
Ryan Betz
Source:
Moodyscre
Added: Aug 13
Changed: Aug 30
Last Checked: Aug 30 at 1:26AM
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 Capital Commercial Real Estate Group
Investment Insights
Based on property information with market context.
This freestanding storefront property offers a multi-unit configuration for retail or owner-user occupancy. The two-story building contains approximately 5,000 SF along with a large basement, creating additional space for operations, storage, or office functions. Soundproof construction is a notable physical feature for businesses where noise control matters.
On-site parking accommodates up to 15 cars. The property is located at 8508 Lansdowne Ave in Upper Darby, with Lansdowne Ave reporting ADT of 16,768 vehicles. Route 1, Route 3, and I-476 are all in close proximity, providing access to multiple regional transportation corridors.
On-site parking accommodates up to 15 cars. The property is located at 8508 Lansdowne Ave in Upper Darby, with Lansdowne Ave reporting ADT of 16,768 vehicles. Route 1, Route 3, and I-476 are all in close proximity, providing access to multiple regional transportation corridors.
Key Highlights
- Two‑story freestanding retail/office building with a large basement
- Approximately 5,000 SF of building area
- Multi‑unit configuration suited to retail or owner‑user 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
$49,088
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
7.06%
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%
$981,760
$981.8K
Cap Rate 7%
$701,257
$701.3K
Cap Rate 9%
$545,422
$545.4K
Market Conditions
NOI Build-Up for 5,000 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
$75.0K $15.00/SF
− Vacancy
−$4.9K −$0.98/SF
EGI
$70.1K $14.03/SF
− OpEx
−$21.0K −$4.21/SF
NOI
$49.1K $9.82/SF
Area
Delaware County, PA
Vacancy
6.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$981,760
Cap Rate 7%
$701,257
Cap Rate 9%
$545,422
Alternative Uses
Best Use
Office B
$1.17M
$1.02M – $1.37M
NOI $81,972 @ 7.0% cap · market cap 11.79%
Second Best
Retail
$701.3K
$613.6K – $818.1K
NOI $49,088 @ 7.0% cap · market cap 7.06%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,116 @ 7.0% cap · market cap 15.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16,768 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,075
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19082, PA
42,761
Population
16,775
Households
2.5
Avg Household Size
35
Median Age
23%
College-Educated
84%
High-School Grad
2.6 sq mi
ZIP Area
16,447
Density / Sq Mi
$55,551
Median Household Income
$36,139
Median Earnings
$1,178
Median Rent
$155,400
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?
Storefront property - Multi-unit retail and office property with basement space, soundproof construction, and on-site parking.
Where is this storefront property located?
The property is located at 8508 Lansdowne Ave Upper Darby, PA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Two‑story freestanding retail/office building with a large basement; Approximately 5,000 SF of building area; Multi‑unit configuration suited to retail or owner‑user occupancy
