Medical Office Building with Retail
New
For Sale
Contact for pricing
860 E Swedesford Road, Wayne, PA 19087
Two-story medical and conventional office property with prominent roadside signage and substantial surface parking.
Property Size12,000 SF
Price / SF$237.50
Days on Market3
Property Features for 860 E Swedesford Road
General Information
Standard status
Active
Size
12,000 SF
Total Parking Spaces
78
Elevators
No
Property subtype
Office
Additional Details
Road Access
Yes
Amenities
24/7 access
building and pylon signage
Building Details
Buildings
1
Stories
2
Building Size
12,000 SF
Construction
masonry
Listing Agency:
Atlas Realty Advisors
Listed By:
Joseph Battaglia · License #PA
Source:
Crexi
Added: Sep 8
Changed: Sep 9
Last Checked: Sep 9 at 3:34PM
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 Atlas Realty Advisors
Investment Insights
Based on property information with market context.
Located at 860 E Swedesford Road in Wayne, PA, this medical office property combines a fully configured 6,000 SF medical first floor with a 6,000 SF conventional office second floor. The building offers full occupancy control, three sides of glass, 18 windowed offices, masonry construction, and 10-foot slab-to-slab height. A retail-facing presence and building and pylon signage support visibility along E Swedesford Road.
The property includes 78 surface parking spaces and 24/7 access. The first floor is built out for medical use, while the second floor provides conventional office accommodation. There is no elevator, a consideration for planning occupancy between the two levels.
The property includes 78 surface parking spaces and 24/7 access. The first floor is built out for medical use, while the second floor provides conventional office accommodation. There is no elevator, a consideration for planning occupancy between the two levels.
Key Highlights
- 6,000 SF fully built‑out medical first floor
- 6,000 SF conventional office second floor
- 78 surface parking spaces
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
$196,733
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
6.90%
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%
$3,934,660
$3.9M
Cap Rate 7%
$2,810,471
$2.8M
Cap Rate 9%
$2,185,922
$2.2M
Market Conditions
NOI Build-Up for 12,000 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
$316.8K $26.40/SF
− Vacancy
−$54.5K −$4.54/SF
EGI
$262.3K $21.86/SF
− OpEx
−$65.6K −$5.46/SF
NOI
$196.7K $16.39/SF
Area
Delaware County, PA
Vacancy
17.20%
Lease Rate
$26.40 /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%
$3,934,660
Cap Rate 7%
$2,810,471
Cap Rate 9%
$2,185,922
Alternative Uses
Best Use
Office B
$2.81M
$2.46M – $3.28M
NOI $196,733 @ 7.0% cap · market cap 6.90%
Second Best
Healthcare Medical
$2.44M
$2.14M – $2.85M
NOI $171,085 @ 7.0% cap · market cap 6.00%
Theoretical Best
Office A
$3.64M
$3.18M – $4.24M
NOI $254,680 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,394
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 19087, PA
33,501
Population
12,829
Households
2.6
Avg Household Size
40
Median Age
78%
College-Educated
97%
High-School Grad
15.6 sq mi
ZIP Area
2,148
Density / Sq Mi
$165,451
Median Household Income
$71,234
Median Earnings
$2,130
Median Rent
$693,200
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?
Medical Office Space - Two-story medical and conventional office property with prominent roadside signage and substantial surface parking.
Where is this medical office space located?
The property is located at 860 E Swedesford Road Wayne, PA.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: 6,000 SF fully built‑out medical first floor; 6,000 SF conventional office second floor; 78 surface parking spaces
