Stabilized Multifamily Portfolio with
For Sale
Contact for pricing
1002 Bondsville Road, Downingtown, PA 19335
Portfolio of 11 stabilized income assets offering 75 total residential and commercial units with a meaningful government-backed payment component.
Property Size100,000 SF
Price / SF$127.50
Days on Market97
Property Features for 1002 Bondsville Road
General Information
Standard status
Active
Size
100,000 SF
Class
B
Property subtype
Multifamily
Zoning
Varies
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$747,568
Additional Details
Cap Rate
5.86%
Highway Access
Yes
Multifamily Units
75
Building Details
Buildings
11
Units
50
Tenancy
Multi
Listing Agency:
Real Broker
Listed By:
Beau McGettigan · License #AB069815
(215) 664-1091
Source:
Crexi
Added: Jun 16
Changed: Aug 8
Last Checked: Sep 19 at 2:14PM
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 Real Broker
Investment Insights
Based on property information with market context.
The Chesco Portfolio is a stabilized collection of 11 multifamily and mixed-use assets totaling 75 residential and commercial income units throughout Chester County, Pennsylvania. The portfolio is presented with owner-provided financials through April 2026, including $93,496 in monthly gross rental income and $747,568 in trailing twelve-month Net Operating Income. Approximately 45% of the portfolio’s income stream is supported by Housing Authority of Chester County (HACC) and VA-backed rental assistance programs, with payments made directly to ownership.
The assets are concentrated in Coatesville, Downingtown, and Parkesburg. Residents are described as having convenient access to major employment centers, SEPTA Regional Rail, Amtrak service, Route 30, Route 202, and the greater Philadelphia metropolitan area.
For buyers and operators seeking a diversified, stabilized platform, the portfolio provides a mix of apartment, mixed-use, and residential rental product types under one ownership structure. The offering is marketed as providing immediate income and includes noted opportunities for rent growth initiatives and operational efficiencies, alongside future development optionality tied to approximately 5 acres at 600 Embreeville Road and an additional land parcel at 8 Paul Nelms Drive.
The assets are concentrated in Coatesville, Downingtown, and Parkesburg. Residents are described as having convenient access to major employment centers, SEPTA Regional Rail, Amtrak service, Route 30, Route 202, and the greater Philadelphia metropolitan area.
For buyers and operators seeking a diversified, stabilized platform, the portfolio provides a mix of apartment, mixed-use, and residential rental product types under one ownership structure. The offering is marketed as providing immediate income and includes noted opportunities for rent growth initiatives and operational efficiencies, alongside future development optionality tied to approximately 5 acres at 600 Embreeville Road and an additional land parcel at 8 Paul Nelms Drive.
Key Highlights
- Chesco Portfolio: 11 multifamily and mixed‑use assets totaling 75 total income units across Chester County, PA
- T‑12 performance: $93,496/month gross rental income and $747,568 trailing twelve‑month NOI (owner‑provided through April 2026)
- Financing terms: offered at $12,750,000 and marketed at a 5.86% cap rate based on T‑12 NOI
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
$1,084,340
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
8.50%
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%
$21,686,800
$21.7M
Cap Rate 7%
$15,490,571
$15.5M
Cap Rate 9%
$12,048,222
$12.0M
Market Conditions
NOI Build-Up for 100,000 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
$2.14M $21.36/SF
− Vacancy
−$164.5K −$1.64/SF
EGI
$1.97M $19.72/SF
− OpEx
−$887.2K −$8.87/SF
NOI
$1.08M $10.84/SF
Area
Chester County, PA
Vacancy
7.70%
Lease Rate
$21.36 /SF/Yr
Expense Ratio
45.00%
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%
$21,686,800
Cap Rate 7%
$15,490,571
Cap Rate 9%
$12,048,222
Alternative Uses
Best Use
Apartment 5plus
$15.49M
$13.55M – $18.07M
NOI $1,084,340 @ 7.0% cap · market cap 8.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$30.32M
$26.53M – $35.37M
NOI $2,122,330 @ 7.0% cap · market cap 16.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
75
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 19335, PA
52,406
Population
20,276
Households
2.6
Avg Household Size
40
Median Age
62%
College-Educated
98%
High-School Grad
43.3 sq mi
ZIP Area
1,210
Density / Sq Mi
$136,839
Median Household Income
$69,850
Median Earnings
$1,647
Median Rent
$464,400
Median Home Value
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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?
Apartment building - Portfolio of 11 stabilized income assets offering 75 total residential and commercial units with a meaningful government-backed payment component.
Where is this apartment building located?
The property is located at 1002 Bondsville Road Downingtown, PA.
What is the asking price?
The asking price for this property is $12,750,000.
What are key features of this property?
This property features: Chesco Portfolio: 11 multifamily and mixed‑use assets totaling 75 total income units across Chester County, PA; T‑12 performance: $93,496/month gross rental income and $747,568 trailing twelve‑month NOI (owner‑provided through April 2026); Financing terms: offered at $12,750,000 and marketed at a 5.86% cap rate based on T‑12 NOI
