Automotive Machine Shop
For Sale
$2,500,000
114 Airport Road, Pottstown, PA 19464
Flex space includes radiant heat, five drive-in doors, outdoor storage, and a 4-bedroom apartment setup.
Property Size12,000 SF
Lot Size4.50 Acres
Price / SF$208.33
Days on Market224
Property Features for 114 Airport Road
General Information
Standard status
Active
Size
12,000 SF
Lot size
4.50 Acres
Property subtype
Commercial
Lease Term
[]
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Additional Details
Drive-In Doors
5
Building Details
Year Built
1979
Listing Agency:
Pillar Real Estate Advisors
(610) 430-6255
Listed By:
Eric Kuhn · License #RS296255
Source:
Deepcreeklake
Added: Jan 11
Changed: Aug 23
Last Checked: Aug 22 at 11:26AM
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 Pillar Real Estate Advisors
Investment Insights
Based on property information with market context.
This offering features approximately 12,000 SF of flex space currently operating as an automotive machine shop. The property also includes a 2,400 SF, 4-bedroom apartment, radiant heat, and outdoor storage. Operationally, it is supported by 5 drive-in doors.
The site is situated on 4.5 acres with public sewer and well water. The public remarks also note convenient access to Rt 422 and Ridge Pike.
The configuration is designed to support both shop and on-site residential use, while the multiple drive-in doors and outdoor storage can accommodate service and equipment staging needs.
The site is situated on 4.5 acres with public sewer and well water. The public remarks also note convenient access to Rt 422 and Ridge Pike.
The configuration is designed to support both shop and on-site residential use, while the multiple drive-in doors and outdoor storage can accommodate service and equipment staging needs.
Key Highlights
- 12,000 SF flex space currently used as an automotive machine shop
- 4.5‑acre property with 5 drive‑in doors for convenient vehicle access
- Radiant heat throughout the flex 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
$135,626
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
5.43%
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%
$2,712,520
$2.7M
Cap Rate 7%
$1,937,514
$1.9M
Cap Rate 9%
$1,506,956
$1.5M
Market Conditions
NOI Build-Up for 12,000 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
$216.0K $18.00/SF
− Vacancy
−$22.2K −$1.85/SF
EGI
$193.8K $16.15/SF
− OpEx
−$58.1K −$4.84/SF
NOI
$135.6K $11.30/SF
Area
Chester County, PA
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,712,520
Cap Rate 7%
$1,937,514
Cap Rate 9%
$1,506,956
Alternative Uses
Best Use
Retail
$1.94M
$1.70M – $2.26M
NOI $135,626 @ 7.0% cap · market cap 5.43%
Second Best
Flex RnD
$1.47M
$1.28M – $1.71M
NOI $102,696 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$3.64M
$3.18M – $4.24M
NOI $254,680 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 19464, PA
48,409
Population
19,985
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
91%
High-School Grad
25.6 sq mi
ZIP Area
1,891
Density / Sq Mi
$76,338
Median Household Income
$44,888
Median Earnings
$1,226
Median Rent
$231,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space includes radiant heat, five drive-in doors, outdoor storage, and a 4-bedroom apartment setup.
Where is this flex space located?
The property is located at 114 Airport Road Pottstown, PA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 12,000 SF flex space currently used as an automotive machine shop; 4.5‑acre property with 5 drive‑in doors for convenient vehicle access; Radiant heat throughout the flex space
