10-Unit Apartment
New
For Sale
$1,960,000
1002 Bondsville Rd, Downingtown, PA 19335
One-, two-, and three-bedroom apartments include seven units supported by government-backed rental assistance.
Property Size7,891 SF
Price / SF$248.38
Days on Market7
Property Features for 1002 Bondsville Rd
General Information
Standard status
Active
Size
7,891 SF
Additional Details
Multifamily Units
75
Building Details
Year Built
1920
Buildings
11
Listing Agency:
Real of Pennsylvania
(215) 664-1091
Listed By:
Beau McGettigan · License #RS329721
Source:
Kandorre
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 18 at 11:14AM
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 of Pennsylvania
Investment Insights
Based on property information with market context.
This 10-unit apartment property in Downingtown, Pennsylvania, contains a varied mix of one-, two-, and three-bedroom residences. The building offers 7,891 square feet and was constructed in 1920. Seven units benefit from government-backed rental assistance, including arrangements involving the Housing Authority of Chester County, while the remaining units serve private-pay residents.
The property is being offered within a larger 75-unit portfolio of 11 multifamily and mixed-use properties across Chester County. It is one of five assets subject to a financing arrangement and is not available for individual purchase. The surrounding area provides access to employment centers, shopping, public transportation, and regional commuter routes.
The property is being offered within a larger 75-unit portfolio of 11 multifamily and mixed-use properties across Chester County. It is one of five assets subject to a financing arrangement and is not available for individual purchase. The surrounding area provides access to employment centers, shopping, public transportation, and regional commuter routes.
Key Highlights
- 10‑unit multifamily property with one-, two-, and three‑bedroom apartments
- 7,891 square feet; built in 1920
- Seven of 10 units receive government‑backed rental assistance
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
$85,565
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
4.37%
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%
$1,711,300
$1.7M
Cap Rate 7%
$1,222,357
$1.2M
Cap Rate 9%
$950,722
$950.7K
Market Conditions
NOI Build-Up for 7,891 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
$168.6K $21.36/SF
− Vacancy
−$13.0K −$1.64/SF
EGI
$155.6K $19.72/SF
− OpEx
−$70.0K −$8.87/SF
NOI
$85.6K $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%
$1,711,300
Cap Rate 7%
$1,222,357
Cap Rate 9%
$950,722
Alternative Uses
Best Use
Apartment 5plus
$1.22M
$1.07M – $1.43M
NOI $85,565 @ 7.0% cap · market cap 4.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.39M
$2.09M – $2.79M
NOI $167,473 @ 7.0% cap · market cap 8.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
75
Residential units
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
Market
Vacancy Rate% for Multifamily 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?
Apartment building - One-, two-, and three-bedroom apartments include seven units supported by government-backed rental assistance.
Where is this apartment building located?
The property is located at 1002 Bondsville Rd Downingtown, PA.
What is the asking price?
The asking price for this property is $1,960,000.
What are key features of this property?
This property features: 10‑unit multifamily property with one-, two-, and three‑bedroom apartments; 7,891 square feet; built in 1920; Seven of 10 units receive government‑backed rental assistance
