Medical Office Investment
For Sale
$2,050,000
866 W Bristol Road, Warminster, PA 18974
Single-tenant, net-leased medical office in Warminster Township, Bucks County, PA.
Property Size7,665 SF
Price / SF$273.41
Days on Market276
Property Features for 866 W Bristol Road
General Information
Standard status
Active
Size
7,665 SF
Class
B
Property subtype
Office
Net Operating Income
$133,785
Building Details
Building Size
7,665 SF
Year Built
1971
Listing Agency:
SVN | Ahia Commercial Real Estate
(267) 981-9110
Listed By:
Chichi E. Ahia, SIOR · License #PA #RM423727
(267) 981-9110
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 15
Last Checked: Aug 24 at 4:11AM
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 Commercial Real Estate
Investment Insights
Based on property information with market context.
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.
Key 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.
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
$117,881
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
5.75%
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%
$2,357,620
$2.4M
Cap Rate 7%
$1,684,014
$1.7M
Cap Rate 9%
$1,309,789
$1.3M
Market Conditions
NOI Build-Up for 7,498 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
$195.2K $26.04/SF
− Vacancy
−$38.1K −$5.08/SF
EGI
$157.2K $20.96/SF
− OpEx
−$39.3K −$5.24/SF
NOI
$117.9K $15.72/SF
Area
Bucks 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%
$2,357,620
Cap Rate 7%
$1,684,014
Cap Rate 9%
$1,309,789
Alternative Uses
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 authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
298
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18974, PA
42,507
Population
17,970
Households
2.4
Avg Household Size
47
Median Age
39%
College-Educated
95%
High-School Grad
19.7 sq mi
ZIP Area
2,158
Density / Sq Mi
$99,724
Median Household Income
$57,726
Median Earnings
$1,634
Median Rent
$407,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
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.
