The Balanced Woman LLC
The Balanced Woman LLC — Medical Office Options (Lease Search)
Target move: Summer 2026 (Sept latest)
Size: ~2,500–2,700 SF (flex)
Program: min. 4 exam rooms + 4 consult rooms (plug-and-play preferred)
Areas: Radnor / Bryn Mawr first; Wayne / Devon / Paoli acceptable
Overview
We refreshed the market search and pulled the strongest currently available options that best match your clinical layout and timeline. Inventory is limited in the exact Radnor/Bryn Mawr pocket, so this shortlist focuses on spaces that are either (a) already built out for medical/dental use or (b) can be converted efficiently without a major build-out.
How to respond: Use the button on any property card to email us “Tour / Maybe / Pass” and, if touring, provide 2–3 tour windows for next week/weekend.
Note: Pricing/availability can change; we will confirm all details directly with the listing side before scheduling tours.
Operational Criteria
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Outpatient medical practice; exam + consult model. Preference for prior medical/dental infrastructure (rooms, plumbing, reception).
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Daytime patient appointments; steady flow. Need a calm, professional setting with easy wayfinding.
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Minimum target program:
4 exam rooms
4 consult rooms
reception/waiting
staff work area + kitchenette
storage + HIPAA-conscious back-of-house
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Private consult rooms; sound separation; patient discretion in waiting/reception area.
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Simple arrival (parking + entrance), intuitive check-in, efficient movement between consult/exam rooms.
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Ground level or elevator access preferred; avoid lower level without elevator/ramp.strollers and occasional wheelchair users
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Medical-friendly parking ratio/allocation; easy patient drop-off. (Allocation to be confirmed per building.)
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Ideal RSF 2,500–2,700. Will consider slightly above if it reduces build-out and accelerates move-in.
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Tour now; target occupancy summer 2026 (Sept latest). Preference for spaces that can deliver quickly if needed.
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Where possible, we show estimated all-in monthly (base + known expenses). Final confirmation will be in writing from listing side.
Estimated all-in costs were confirmed directly with ownership.
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528 E Lancaster Ave (Radnor lower level): no elevator/ramp; best suited for back office, not patient-facing medical.
Only the options shown met the full set of criteria above.
How to Use This Page
For each property card, click “Ask for more photos/details” and reply with:
Tour / Maybe / Pass
If Tour, include 2–3 windows that work for David (tour lead)
We will coordinate tours and send a confirmed itinerary.
Property Cards
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1410 Russell Rd, Paoli — Suite 2C (2,550 SF)
Snapshot: 2,550 SF; former dental/medical layout (6 exam rooms + 4 offices + reception + kitchenette); recently refreshed (new flooring + paint).
Costs: Base rent: ~$3,400/mo (gross offer @ $16.00/SF) | + Expenses/NNN: Included (per listing rep: no additional charges) | + Utilities: Included (per listing rep) | + Janitorial: Not included (tenant to contract; $ O/S).
Estimated all-in: ~$3,400/mo + janitorial ($ O/S)
Why it fits: Most “plug-and-play” option; fastest path to opening with minimal rework; strong Main Line access (Rt 30 / Daylesford area).
Build-out/layout: Dental layout remains; confirm what (if anything) needs to change for exam/consult workflow.
Terms: O/S (negotiable; term/escalations not confirmed in writing yet).
Access/parking: O/S (confirm signage + parking allocation).
Status/next step: Verified available. Use button to request more details/photos or send tour windows. -
487 Devon Park Dr, Wayne — Suite 203 (2,707 SF)
Snapshot: 2,707 SF; office/medical; Full Service; listing broker confirmed availability and “full service same structure.”
Costs: Base rent: ~$5,786/mo (FS @ $25.65/SF) | + Expenses/NNN: Included (Full Service) | + Utilities: Included (Full Service; details O/S if needed) | + Janitorial: Included (Full Service; details O/S if needed).
Estimated all-in: ~$5,786/mo
Why it fits: Strong Main Line office environment; excellent size match to target; efficient conversion potential for consult/exam model (layout dependent).
Build-out/layout: Standard office build-out; verify current room count and fit on tour.
Terms: 3 years and up (confirmed).
Access/parking: Tour coordination requires 2+ days notice if broker is away; broker can arrange with advance notice.
Status/next step: Verified available + verified rent/term structure. Use button to request more details/photos or send tour windows. -
85 Old Eagle School Rd, Wayne — Suites 202 (2,299 SF) & 204 (3,116 SF)
Snapshot: Elevator building; parking ratio 4/1,000 SF (per listing rep). Suite 204 is new office space (mostly open plan). Suite 202 is shell condition (per listing rep).
Suite 202 costs: Base rent: ~$4,885/mo ($25.50/SF) | + Expenses/NNN: No pass-throughs (per listing rep) | + Utilities: ~$479/mo (agent est.: ~$2.50/SF ±; varies) | + Janitorial: $ O/S.
Estimated all-in (Suite 202): ~$5,364/mo (agent est.; utilities vary) + janitorial ($ O/S)
Suite 204 costs: Base rent: ~$6,622/mo ($25.50/SF) | + Expenses/NNN: No pass-throughs (per listing rep) | + Utilities: ~$649/mo (agent est.: ~$2.50/SF ±; varies) | + Janitorial: $ O/S.
Estimated all-in (Suite 204): ~$7,271/mo (agent est.; utilities vary) + janitorial ($ O/S)
Why it fits: Clear cost structure (no OPEX pass-throughs); elevator + strong parking; Suite 204 likely faster to deliver than Suite 202 (shell).
Terms: 4% annual rent increases (per listing rep); TI depends on term/credit (longer term = more TI).
Tour windows (next week): Mon 10–4 | Tue 12–5 | Wed 10–5 | Thu 11–3.
Status/next step: Verified availability + tour windows ready. Use button to request more details/photos or send tour windows (and specify Suite 202 vs 204). -
21 Industrial Blvd, Paoli — Suite 101 (Paoli Medical Arts Building)
Size: 3,620 SF (larger than target, but turnkey)
Positioning: Paoli alternate — bigger footprint, most turnkey medical build-out / move-in ready
Build-out: 8 exam rooms, 2 offices, reception, 2 bathrooms, break room, lab, nurse’s station, storage/file/work areas (move-in ready)
Costs (agent-provided): $25/SF Modified Gross (CAM/RET/Insurance included); tenant pays electric + janitorial
Electric est.: ~$2.00/SF
Janitorial est.: ~$1.50/SF
Suggested underwriting: ~$28.50/SF all-in → ~$8,600/mo all-in (agent est.)
Tour windows (agent): Tue afternoon / Wed after 11am / Thu after 10am
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20 N Waterloo Rd, Devon — 3,000 SF Medical (NNN)
Not prioritized at this time (Devon/Bryn Mawr backups only).
Snapshot: 3,000 SF; “standard medical” build-out noted; elevator and lobby stair access; covered parking noted by owner/rep.
Costs:Base rent: $6,250/mo ($25.00/SF NNN) | + Expenses/NNN: ~$2,250/mo (agent est.: ~$9.00/SF ±; breakdown O/S) | + Utilities: O/S (separately metered per listing rep; typical range not provided) | + Janitorial: $ O/S.
Estimated all-in:~$8,500/mo (agent est.) + utilities (O/S) + janitorial (O/S)
Why it fits: Medical build-out + Devon location; good option if NNN structure/term works.
Build-out/layout: Confirm exam/consult room count and fit on tour (floorplan available).
Terms: TI: $30K for 10+ year term (per listing rep); term flexibility O/S.
Status/next step: Economics mostly verified. Use button to request more details/photos or send tour windows. -
780 W Lancaster Ave, Bryn Mawr — 3,798 SF (can split)
Not prioritized at this time (Devon/Bryn Mawr backups only).
Snapshot: Bryn Mawr address; last suite remaining; can split (confirmed by listing rep).
Costs (per SF until split size is set):Base rent: $32.00/SF/yr | + OPEX: Pass-through over base year; base-year OPEX $9.00/SF/yr (per listing rep) | + Utilities: ~$2.50/SF/yr ± (agent est.; confirm).
Estimated all-in:O/S until split size + delivered condition are defined (we can quote monthly once split SF is confirmed)
Why it fits: Premium Bryn Mawr location; can split down near target size (~2,600 SF possible).
Access/parking (per listing rep): ~5 staff garage spaces (needs landlord confirmation); parking deck first-come (39 spaces); ~200 permit/metered spaces across at Bryn Mawr station.
Tour windows (next week): Mon 10–4 | Tue 12–5 | Wed 10–5 | Thu 11–3.
Status/next step: Verified split possible + base-year OPEX provided. Use button to request more details/photos and confirm split size + monthly economics.
Ruled Out
528 E Lancaster Ave (Radnor — Lower Level): not appropriate for patient-facing medical (no elevator/ramp; best for back office).