Duplex with Finished Third
For Sale
$475,000
355 NUTT Road, Phoenixville, PA 19460
Multi-Family, PHOENIXVILLE, PA
Property Size1,924 SF
Lot Size0.09 Acres
Price / SF$246.88
Days on Market52
Property Features for 355 NUTT Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking features
On Street
Subdivision
NONE AVAILABLE
Elementary school district
PHOENIXVILLE AREA
Middle school district
PHOENIXVILLE AREA
High school district
PHOENIXVILLE AREA
Standard status
Active
Size
1,924 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
3941
Utilities
Heating system
Forced Air
Building Details
Year built
1900
Number of units
2
Building materials
Combination
Architectural style
Colonial
Listing Agency:
RE/MAX Action Associates · RE/MAX International
(610) 363-2001
Listed By:
Jen Hewczuk · License #RS345320
(267) 253-5835
Added: Jul 28
Changed: Sep 12
Last Checked: Sep 17 at 11:06AM
MLS# PACT2131540
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,924-square-foot Colonial duplex includes two residential units within a combination-material building constructed in 1900. The first-floor residence has two bedrooms, one full bathroom, a renovated kitchen, new flooring completed in 2026, and direct basement access with dedicated laundry space. The second unit extends across two levels and provides four bedrooms and two full bathrooms; its finished third floor, completed in 2026, adds two bedrooms and a full bathroom. Basement laundry for this unit is reached from the exterior.
Property improvements include a newer heating system installed in 2023, along with the first unit’s kitchen and flooring updates and the third-floor finish work completed in 2026. The property occupies 0.0868 acres at 355 Nutt Road in Phoenixville, with on-street parking. Unit 1 is rented through April 30, 2027, while Unit 2 is currently being offered for rent.
Property improvements include a newer heating system installed in 2023, along with the first unit’s kitchen and flooring updates and the third-floor finish work completed in 2026. The property occupies 0.0868 acres at 355 Nutt Road in Phoenixville, with on-street parking. Unit 1 is rented through April 30, 2027, while Unit 2 is currently being offered for rent.
Key Highlights
- 1,924 square feet across two residential units
- Unit 1: 2 bedrooms and 1 full bathroom with 2026 kitchen and flooring updates
- Unit 2: 4 bedrooms and 2 full bathrooms across two levels
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
$22,109
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
4.65%
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%
$442,180
$442.2K
Cap Rate 7%
$315,843
$315.8K
Cap Rate 9%
$245,656
$245.7K
Market Conditions
NOI Build-Up for 1,924 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
$36.9K $19.20/SF
− Vacancy
−$5.4K −$2.78/SF
EGI
$31.6K $16.42/SF
− OpEx
−$9.5K −$4.92/SF
NOI
$22.1K $11.49/SF
Area
Chester County, PA
Vacancy
14.50%
Lease Rate
$19.20 /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%
$442,180
Cap Rate 7%
$315,843
Cap Rate 9%
$245,656
Alternative Uses
Best Use
Multifamily LT 5
$315.8K
$276.4K – $368.5K
NOI $22,109 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$298.0K
$260.8K – $347.7K
NOI $20,863 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$583.3K
$510.4K – $680.6K
NOI $40,834 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,581
Businesses Nearby
Explore this area
Business Placement
Demographics for 19460, PA
43,611
Population
18,881
Households
2.3
Avg Household Size
40
Median Age
58%
College-Educated
96%
High-School Grad
34.5 sq mi
ZIP Area
1,264
Density / Sq Mi
$120,472
Median Household Income
$65,879
Median Earnings
$1,622
Median Rent
$426,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units include basement laundry access, updated finishes, and a two-level layout with additional living space.
Where is this duplex located?
The property is located at 355 NUTT Road Phoenixville, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1,924 square feet across two residential units; Unit 1: 2 bedrooms and 1 full bathroom with 2026 kitchen and flooring updates; Unit 2: 4 bedrooms and 2 full bathrooms across two levels
