Turnkey Healthcare & Wellness
For Sale
$290,000
904 Town Center, Doylestown, PA 18901
Extensively renovated condominium with ADA-compliant restrooms, treatment rooms, and rehabilitation space; spa business conveys.
Property Size1,000 SF
Price / SF$290
Days on Market47
Property Features for 904 Town Center
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Building Details
Year Built
1986
Year Renovated
2025
Listing Agency:
Springer Realty Group
Listed By:
Scott L Solomon · License #RS271908
(484) 498-4000
Source:
Kandorre
Added: Jul 23
Changed: Aug 25
Last Checked: Sep 7 at 11:06AM
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 Springer Realty Group
Investment Insights
Based on property information with market context.
Extensively renovated in 2025, this high-finish healthcare condominium operates as a chiropractic and rehabilitation office and includes professional treatment rooms, rehabilitation space, administrative offices, upgraded mechanical systems, and ADA-compliant restroom facilities. Interior improvements include luxury vinyl plank flooring, upgraded lighting, specialty finishes, and extensive custom buildout. The offering is structured to convey with the related spa business, with the collected monies and monies prior to sale remaining with the current owner.
This opportunity is part of a two-unit purchase at 904 and 906 Town Center (MLS # PABU2123312 and MLS # PABU2123378). The units are separately deeded but contiguous and currently operate together as an integrated healthcare and wellness spa campus. Each unit maintains separate utilities and infrastructure, offering flexibility for future ownership, occupancy, leasing, or other strategies. The property is located within an established professional community and offers ample parking, with proximity described to Doylestown Hospital, downtown Doylestown, Delaware Valley University, SEPTA Regional Rail service, and major commuter routes.
The adjoining wellness spa operation at 906 Town Center includes full-spectrum infrared saunas and cold plunge systems with circulating water and pressure jets, along with premium wellness infrastructure and custom improvements. The seller intends for wellness spa memberships, branding, website assets, and certain spa-related business assets to transfer with the purchase; financial statements and certain proprietary business information are not provided for public review. Chiropractic patient records and professional goodwill are not included unless specifically negotiated.
This opportunity is part of a two-unit purchase at 904 and 906 Town Center (MLS # PABU2123312 and MLS # PABU2123378). The units are separately deeded but contiguous and currently operate together as an integrated healthcare and wellness spa campus. Each unit maintains separate utilities and infrastructure, offering flexibility for future ownership, occupancy, leasing, or other strategies. The property is located within an established professional community and offers ample parking, with proximity described to Doylestown Hospital, downtown Doylestown, Delaware Valley University, SEPTA Regional Rail service, and major commuter routes.
The adjoining wellness spa operation at 906 Town Center includes full-spectrum infrared saunas and cold plunge systems with circulating water and pressure jets, along with premium wellness infrastructure and custom improvements. The seller intends for wellness spa memberships, branding, website assets, and certain spa-related business assets to transfer with the purchase; financial statements and certain proprietary business information are not provided for public review. Chiropractic patient records and professional goodwill are not included unless specifically negotiated.
Key Highlights
- Part of a package that conveys the spa business with the sale of 904 and 906 Town Center (PABU2123312 and PABU2123378).
- Extensively renovated in 2025 chiropractic and rehabilitation office condo with luxury vinyl plank flooring, upgraded lighting, and specialty finishes.
- ADA‑compliant restroom facilities plus professional treatment rooms, rehabilitation space, and administrative offices.
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
$13,835
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
4.77%
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%
$276,700
$276.7K
Cap Rate 7%
$197,643
$197.6K
Cap Rate 9%
$153,722
$153.7K
Market Conditions
NOI Build-Up for 1,000 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
$25.2K $25.20/SF
− Vacancy
−$2.1K −$2.14/SF
EGI
$23.1K $23.06/SF
− OpEx
−$9.2K −$9.22/SF
NOI
$13.8K $13.83/SF
Area
Bucks County, PA
Vacancy
8.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$276,700
Cap Rate 7%
$197,643
Cap Rate 9%
$153,722
Alternative Uses
Best Use
Healthcare Medical
$197.6K
$172.9K – $230.6K
NOI $13,835 @ 7.0% cap · market cap 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$303.2K
$265.3K – $353.7K
NOI $21,223 @ 7.0% cap · market cap 7.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
584
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18901, PA
28,395
Population
11,431
Households
2.5
Avg Household Size
47
Median Age
58%
College-Educated
98%
High-School Grad
21.0 sq mi
ZIP Area
1,352
Density / Sq Mi
$115,425
Median Household Income
$54,548
Median Earnings
$1,890
Median Rent
$544,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Extensively renovated condominium with ADA-compliant restrooms, treatment rooms, and rehabilitation space; spa business conveys.
Where is this spa & wellness property located?
The property is located at 904 Town Center Doylestown, PA.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: Part of a package that conveys the spa business with the sale of 904 and 906 Town Center (PABU2123312 and PABU2123378).; Extensively renovated in 2025 chiropractic and rehabilitation office condo with luxury vinyl plank flooring, upgraded lighting, and specialty finishes.; ADA‑compliant restroom facilities plus professional treatment rooms, rehabilitation space, and administrative offices.
