Modern Office/Flex Building For
For Sale
Contact for pricing
95 James Way, Southampton, PA 18966
55,000 SF office/flex building on 4.5 acres.
Property Size55,000 SF
Lot Size4.50 Acres
Price / SF$150
Days on Market1329
Property Features for 95 James Way
General Information
Standard status
Active
Size
55,000 SF
Class
B
Lot size
4.50 Acres
Property subtype
Office
Zoning
Light Industrial
Lease Type
NNN
Building Details
Year Built
1988
Stories
1
Tenancy
Single
Listing Agency:
NAI Mertz
Listed By:
Jared Licht · License #NJ 1757544
(215) 396-2900
Source:
Crexi
Added: Jan 13, 2023
Changed: Aug 27
Last Checked: Sep 3 at 3:57AM
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 NAI Mertz
Investment Insights
Based on property information with market context.
This is a modern, one-story office/flex building with a total area of approximately 55,000 square feet, situated on a 4.5-acre lot. Approximately 35,159 square feet are available for lease. The property is located just off 2nd Street Pike, approximately 1 mile from Street Road and approximately 4 miles from the Newtown Bypass. SEPTA Bus 24 service is accessible at the intersection of James Way and County Line Road.
Key Highlights
- 35,159 ± SF available for lease, ideal for office/flex use.
- Modern, one‑story building design.
- Located on 4.5 ± acres.
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
$403,788
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
4.89%
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%
$8,075,760
$8.1M
Cap Rate 7%
$5,768,400
$5.8M
Cap Rate 9%
$4,486,533
$4.5M
Market Conditions
NOI Build-Up for 55,000 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
$627.0K $11.40/SF
− Vacancy
−$50.2K −$0.91/SF
EGI
$576.8K $10.49/SF
− OpEx
−$173.1K −$3.15/SF
NOI
$403.8K $7.34/SF
Area
Bucks County, PA
Vacancy
8.00%
Lease Rate
$11.40 /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%
$8,075,760
Cap Rate 7%
$5,768,400
Cap Rate 9%
$4,486,533
Alternative Uses
Best Use
Industrial
$5.77M
$5.05M – $6.73M
NOI $403,788 @ 7.0% cap · market cap 4.89%
Second Best
Flex RnD
$4.03M
$3.53M – $4.70M
NOI $282,282 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$16.68M
$14.59M – $19.45M
NOI $1,167,281 @ 7.0% cap · market cap 14.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,007
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18966, PA
38,079
Population
14,199
Households
2.7
Avg Household Size
47
Median Age
48%
College-Educated
97%
High-School Grad
16.3 sq mi
ZIP Area
2,336
Density / Sq Mi
$119,741
Median Household Income
$63,712
Median Earnings
$1,840
Median Rent
$466,900
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - 55,000 SF office/flex building on 4.5 acres.
Where is this flex space located?
The property is located at 95 James Way Southampton, PA.
What is the asking price?
The asking price for this property is $8,250,000.
What are key features of this property?
This property features: 35,159 ± SF available for lease, ideal for office/flex use.; Modern, one‑story building design.; Located on 4.5 ± acres.
