West Goshen Flex Building
For Sale
Contact for pricing
1109 Saunders Ct, West Chester, PA 19382
Flex building for sale, excellent investment or owner/user opportunity.
Property Size25,600 SF
Price / SF$140
Days on Market1163
Property Features for 1109 Saunders Ct
General Information
Standard status
Active
Size
25,600 SF
Property subtype
Industrial
Zoning
I-2
Investment Type
Owner/User
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Swope Lees Commercial Real Estate LLC
Listed By:
Charles Swope · License #PA 421301
Source:
Crexi
Added: Jun 28, 2023
Changed: Aug 31
Last Checked: Aug 31 at 2:37PM
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 Swope Lees Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This flex building, situated in West Goshen, presents an opportunity for investment or owner-occupancy. The property is located off the intersection of Phoenixville Pike and the 322 Bypass. The building has a size of 25,600 square feet.
Key Highlights
- Excellent investment opportunity
- Suitable for owner/user
- Flex building offers versatility
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
$219,085
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
6.11%
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%
$4,381,700
$4.4M
Cap Rate 7%
$3,129,786
$3.1M
Cap Rate 9%
$2,434,278
$2.4M
Market Conditions
NOI Build-Up for 25,600 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
$365.6K $14.28/SF
− Vacancy
−$28.5K −$1.11/SF
EGI
$337.1K $13.17/SF
− OpEx
−$118.0K −$4.61/SF
NOI
$219.1K $8.56/SF
Area
Chester County, PA
Vacancy
7.80%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
35.00%
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%
$4,381,700
Cap Rate 7%
$3,129,786
Cap Rate 9%
$2,434,278
Alternative Uses
Best Use
Flex RnD
$3.13M
$2.74M – $3.65M
NOI $219,085 @ 7.0% cap · market cap 6.11%
Second Best
Industrial
$2.68M
$2.35M – $3.13M
NOI $187,945 @ 7.0% cap · market cap 5.24%
Theoretical Best
Office A
$7.76M
$6.79M – $9.06M
NOI $543,316 @ 7.0% cap · market cap 15.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
697
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19382, PA
52,498
Population
21,798
Households
2.4
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
46.1 sq mi
ZIP Area
1,139
Density / Sq Mi
$126,159
Median Household Income
$58,596
Median Earnings
$1,788
Median Rent
$542,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Flex space - Flex building for sale, excellent investment or owner/user opportunity.
Where is this flex space located?
The property is located at 1109 Saunders Ct West Chester, PA.
What is the asking price?
The asking price for this property is $3,584,000.
What are key features of this property?
This property features: Excellent investment opportunity; Suitable for owner/user; Flex building offers versatility
