Medical Office Investment
866 W Bristol Road, Warminster, PA 18974
Single-tenant, net-leased medical office in Warminster Township, Bucks County, PA.
Type:Office
Property size:
7,498 SFPrice / SF:
$273/SF- Added:
- Nov 21, 2025
- Days on Market:
- 182
- Last Refresh:
- Apr 6 at 12:11 am
Property Features for 866 W Bristol Road
General Information
- Standard status
- Active
- Size
- 7,498 SF
- Property subtype
- Office
Building Details
- Year Built
- 1971
Listing agent Chichi E. Ahia, SIOR License #PA #RM423727 (215) 757-2500
Listing office SVN | Ahia (215) 757-2500
Listing date Nov 21, 2025
Source Svn
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 SVN | Ahia
HighLights
- Attractive 8% CAP rate offering immediate income.
- Single‑tenant, absolute net‑leased medical office investment, ideal for a passive investor with no landlord responsibilities.
- Long‑term tenant, Valley Pediatrics, fully leased since 2018.
- Two free‑standing buildings totaling 7,498 SF ± on 3.5 AC ± land.
- Turnkey medical facility with 14 exam rooms, doctor’s suite, and other specialized spaces.
- Convenient access to major routes (PA‑132, PA‑263, PA‑332) and proximate to populated residential neighborhoods.
Overview
This offering presents the opportunity to acquire a single-tenant, absolute net-leased medical office investment in Warminster Township, Bucks County, Pennsylvania. The property consists of two free-standing office buildings, fully leased since 2018 by Valley Pediatrics, an independent pediatric medical provider. Building #1, constructed in 1971 and fully renovated in 2007, is a turnkey medical facility of approximately 5,940 square feet. It features 14 exam rooms, a doctor’s executive suite, consultation/office rooms, a reception/waiting area, a filing room, and a kitchenette. Building #2, approximately 1,558 square feet, provides visibility and a professional office setup. The combined building area is approximately 7,498 square feet on a land area of approximately 3.5 acres. The property is located in Warminster Township, approximately 13.7 miles northwest of Philadelphia, within the Philadelphia suburban market. It offers access to major routes, including PA Route 132 (Street Road), PA Route 263 (York Road), PA Route 332 (Jacksonville Road), and County Line Road. The property is proximate to populated residential neighborhoods.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$1.31M
NOI $117,881 @ 9.00% cap · cautious / downside scenario
Moderate
$1.68M
NOI $117,881 @ 7.00% cap · market / base-case scenario
Aggressive
$2.36M
NOI $117,881 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Office B
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $195.2k | $26.04 |
| − Vacancy | −$38.1k | −$5.08 |
| EGI | $157.2k | $20.96 |
| − OpEx | −$39.3k | −$5.24 |
| NOI | $117.9k | $15.72 |
7,498 SF · lease $26.04/SF/yr · vacancy 19.50% · expense 25.00%
Alternative Use Scenarios
Best Use
Office B
$1.68M
$1.47M – $1.96M
NOI $117,881 @ 7.0% cap · market cap 5.75%
Second Best
Healthcare Medical
$1.48M
$1.30M – $1.73M
NOI $103,733 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$2.27M
$1.99M – $2.65M
NOI $159,132 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Dr. Lisa M. ...
Pediatrician
Dr. Nancy P. ...
Pediatrician
Lawhorn Elizabeth DO
Pediatrician
Joseph H. Werner, ...
Pediatrician
Dr. Ronald N. ...
Physician
Similar Places Nearby
- Veterinary Crematory Services — 387 Nina Way, Warminster, PA 18974
Location Insight
- Map
- Local Demand
- City
- Warminster
- County
- Bucks
- State
- Pennsylvania
- Longitude
- -75.0894
- Latitude
- 40.2247
Nearby Similar for Sale
FAQs
What type of property is this?
Medical Office Space - Single-tenant, net-leased medical office in Warminster Township, Bucks County, PA.
Where is this medical office space located?
The property is located at 866 W Bristol Road Warminster, PA.
What is the asking price?
The asking price for this property is $2,050,000.
What are key features of this property?
This property features: Attractive 8% CAP rate offering immediate income.; Single‑tenant, absolute net‑leased medical office investment, ideal for a passive investor with no landlord responsibilities.; Long‑term tenant, Valley Pediatrics, fully leased since 2018.
