Second-Floor Office
For Sale
$650,000
B1-1105 Bethlehem Pike, Sellersville, PA 18960
Elevator-served condominium office unit with an existing NNN lease and owner-occupancy flexibility.
Property Size3,200 SF
Price / SF$203.13
Days on Market378
Property Features for B1-1105 Bethlehem Pike
General Information
Standard status
Active
Size
3,200 SF
Elevators
Yes
Additional Details
Floor
2
Taxes and HOA fees
Annual Taxes
$6,041
Building Details
Tenancy
Single
Owner Occupied
No
Listing Agency:
Keller Williams Real Estate-Doylestown
(215) 589-8080
Listed By:
Chad B Blankenbiller · License #RS277047
(215) 589-8080
Source:
Exprealty
Added: Aug 19, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:32PM
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 Keller Williams Real Estate-Doylestown
Investment Insights
Based on property information with market context.
Unit B1 is a second-floor office condominium within Rockhill Plaza, a multi-tenant commercial condo building. The unit contains 2,691 square feet of interior space, while the transfer includes 3,200 square feet incorporating the front and rear stairways and front vestibule. Those shared areas are maintained by the condominium association, and the unit is accessible by elevator.
The property is leased on an NNN basis to Alpine Mechanical Services LLC through April 2028, with two one-year renewal options. The tenant is responsible for taxes, insurance, utilities, and condominium association fees. The tenant may consider relocating if a future owner intends to occupy the unit. The property is located at B1-1105 Bethlehem Pike in Sellersville, with access to Rt. 309 and a position within 1.5 miles of Grand View Hospital.
The property is leased on an NNN basis to Alpine Mechanical Services LLC through April 2028, with two one-year renewal options. The tenant is responsible for taxes, insurance, utilities, and condominium association fees. The tenant may consider relocating if a future owner intends to occupy the unit. The property is located at B1-1105 Bethlehem Pike in Sellersville, with access to Rt. 309 and a position within 1.5 miles of Grand View Hospital.
Key Highlights
- 2,691 SF of interior office space in Unit B1
- 3,200 SF transferred, including front and rear stairways and front vestibule
- Second‑floor unit with elevator access
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
$50,309
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
7.74%
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%
$1,006,180
$1.0M
Cap Rate 7%
$718,700
$718.7K
Cap Rate 9%
$558,989
$559.0K
Market Conditions
NOI Build-Up for 3,200 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
$83.3K $26.04/SF
− Vacancy
−$16.2K −$5.08/SF
EGI
$67.1K $20.96/SF
− OpEx
−$16.8K −$5.24/SF
NOI
$50.3K $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%
$1,006,180
Cap Rate 7%
$718,700
Cap Rate 9%
$558,989
Alternative Uses
Best Use
Office B
$718.7K
$628.9K – $838.5K
NOI $50,309 @ 7.0% cap · market cap 7.74%
Second Best
Healthcare Medical
$632.4K
$553.4K – $737.9K
NOI $44,271 @ 7.0% cap · market cap 6.81%
Theoretical Best
Office A
$970.2K
$848.9K – $1.13M
NOI $67,915 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
143
Businesses Nearby
Explore this area
Business Placement
Demographics for 18960, PA
13,561
Population
5,264
Households
2.6
Avg Household Size
44
Median Age
40%
College-Educated
96%
High-School Grad
19.1 sq mi
ZIP Area
710
Density / Sq Mi
$103,594
Median Household Income
$52,215
Median Earnings
$1,361
Median Rent
$373,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Elevator-served condominium office unit with an existing NNN lease and owner-occupancy flexibility.
Where is this office units located?
The property is located at B1-1105 Bethlehem Pike Sellersville, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2,691 SF of interior office space in Unit B1; 3,200 SF transferred, including front and rear stairways and front vestibule; Second‑floor unit with elevator access
