Mixed-Use Building with Office
For Sale
Contact for pricing
1020 Pottstown Pike, Chester Springs, PA 19425
Two first-floor office suites are currently vacant, with two second-floor apartments including renovated kitchens.
Property Size2,480 SF
Price / SF$250
Days on Market159
Property Features for 1020 Pottstown Pike
General Information
Standard status
Active
Size
2,480 SF
Property subtype
Mixed Use, Multifamily, Office
Zoning
Ludwig Village Center Commercial District
Building Details
Year Built
1974
Buildings
1
Stories
2
Units
4
Listing Agency:
Lieberman Earley & Company
Listed By:
Phil Earley, CCIM · License #PA
Source:
Crexi
Added: Apr 3
Changed: Sep 2
Last Checked: Sep 7 at 5:23AM
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 Lieberman Earley & Company
Investment Insights
Based on property information with market context.
This mixed-use property features two office suites on the first floor, currently vacant. The second floor includes two apartments with renovated kitchens; one apartment is occupied and the other is used by the owner as an office that will be vacant at settlement.
The building is listed for sale as a combined office and residential income asset.
With separate floor-level uses, the current configuration offers clear space division between the office suites below and the apartments above.
The building is listed for sale as a combined office and residential income asset.
With separate floor-level uses, the current configuration offers clear space division between the office suites below and the apartments above.
Key Highlights
- Year built 1974
- Two first‑floor office suites currently vacant
- Two second‑floor apartments—one occupied and one used as an owner office (vacant at settlement)
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
$38,990
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
6.29%
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%
$779,800
$779.8K
Cap Rate 7%
$557,000
$557.0K
Cap Rate 9%
$433,222
$433.2K
Market Conditions
NOI Build-Up for 2,480 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
$64.6K $26.04/SF
− Vacancy
−$12.6K −$5.08/SF
EGI
$52.0K $20.96/SF
− OpEx
−$13.0K −$5.24/SF
NOI
$39.0K $15.72/SF
Area
Chester County, PA
Vacancy
19.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
25.00%
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%
$779,800
Cap Rate 7%
$557,000
Cap Rate 9%
$433,222
Alternative Uses
Best Use
Office B
$557.0K
$487.4K – $649.8K
NOI $38,990 @ 7.0% cap · market cap 6.29%
Second Best
Mixed Use
$543.0K
$475.1K – $633.5K
NOI $38,008 @ 7.0% cap · market cap 6.13%
Theoretical Best
Office A
$751.9K
$657.9K – $877.2K
NOI $52,634 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 19425, PA
16,352
Population
5,672
Households
2.9
Avg Household Size
40
Median Age
78%
College-Educated
98%
High-School Grad
26.8 sq mi
ZIP Area
610
Density / Sq Mi
$210,227
Median Household Income
$103,306
Median Earnings
$2,460
Median Rent
$621,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Two first-floor office suites are currently vacant, with two second-floor apartments including renovated kitchens.
Where is this live-work space located?
The property is located at 1020 Pottstown Pike Chester Springs, PA.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Year built 1974; Two first‑floor office suites currently vacant; Two second‑floor apartments—one occupied and one used as an owner office (vacant at settlement)
