Flex Space with
For Sale
$950,000
602 JEFFERS Circle, Exton, PA 19341
Commercial Sale, EXTON, PA
Property Size5,580 SF
Price / SF$170.25
Days on Market310
Property Features for 602 JEFFERS Circle
General Information
Property type
Other
Property subtype
Office
Parking
110
Parking features
Parking Lot
Elementary school district
WEST CHESTER AREA
Middle school district
WEST CHESTER AREA
High school district
WEST CHESTER AREA
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
11969
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
Employee breakroom with kitchenette and storage closet
Building Details
Year built
1989
Number of units
2
Building materials
Masonry, CPVC/PVC, Concrete, Stucco
Listing Agency:
Beiler-Campbell Realtors-Kennett Square
(610) 444-7600
Listed By:
Andrew P Crawford · License #RS275748
(610) 299-0500
Added: Oct 31, 2025
Changed: Aug 19
Last Checked: Sep 5 at 3:06PM
MLS# PACT2112726
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.
Suites 106 and 107 combine for 5,580 sf within Valley View Business Park. Suite 106 measures +/- 2,692 sf, while Suite 107 contains +/- 2,888sf. The configuration includes 3,880 sf of warehouse area and 1,700 sf of office space.
The office portion offers an open plan with natural light, carpeted flooring, and three private offices. Warehouse improvements include heavy-duty flooring, built-in shelving, 15-16' ceilings, and 2 drive-in doors. A breakroom with kitchenette and a storage closet support day-to-day operations. The property also includes a parking lot, forced-air heating, and central air conditioning.
The office portion offers an open plan with natural light, carpeted flooring, and three private offices. Warehouse improvements include heavy-duty flooring, built-in shelving, 15-16' ceilings, and 2 drive-in doors. A breakroom with kitchenette and a storage closet support day-to-day operations. The property also includes a parking lot, forced-air heating, and central air conditioning.
Key Highlights
- 5,580 sf combined across Suites 106 and 107
- Suite 106 totals +/- 2,692 sf; Suite 107 totals +/- 2,888sf
- 3,880 sf warehouse space and 1,700 sf office space
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
$57,075
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
6.01%
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%
$1,141,500
$1.1M
Cap Rate 7%
$815,357
$815.4K
Cap Rate 9%
$634,167
$634.2K
Market Conditions
NOI Build-Up for 5,580 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
$73.0K $13.08/SF
− Vacancy
−$5.8K −$1.05/SF
EGI
$67.1K $12.03/SF
− OpEx
−$10.1K −$1.81/SF
NOI
$57.1K $10.23/SF
Area
Chester County, PA
Vacancy
8.00%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
15.00%
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%
$1,141,500
Cap Rate 7%
$815,357
Cap Rate 9%
$634,167
Alternative Uses
Best Use
Office B
$1.25M
$1.10M – $1.46M
NOI $87,727 @ 7.0% cap · market cap 9.23%
Second Best
Warehouse
$815.4K
$713.4K – $951.3K
NOI $57,075 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,426 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 19341, PA
18,808
Population
9,209
Households
2
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
13.7 sq mi
ZIP Area
1,373
Density / Sq Mi
$122,992
Median Household Income
$71,565
Median Earnings
$2,045
Median Rent
$486,900
Median Home Value
Market
Vacancy Rate% for Office 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 - Combined suites provide a flexible mix of open office and warehouse areas.
Where is this flex space located?
The property is located at 602 JEFFERS Circle Exton, PA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 5,580 sf combined across Suites 106 and 107; Suite 106 totals +/- 2,692 sf; Suite 107 totals +/- 2,888sf; 3,880 sf warehouse space and 1,700 sf office space
