Multi-Tenant Flex
New
For Sale
$7,900,000
1220 Ward Ave, West Chester, PA 19380
Mixed-use commercial property with flex, retail, daycare, and office occupancy plus light industrial zoning.
Property Size45,370 SF
Price / SF$174.12
Days on Market4
Property Features for 1220 Ward Ave
General Information
Standard status
Active
Size
45,370 SF
Zoning
I-1
Site & Location
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Dock-High Doors
2
Drive-In Doors
1
Additional Details
Cap Rate
8.47%
Amenities
Fenced and Secure Outdoor Play Area for Daycare
Building Details
Year Built
1990
Tenancy
Multi
Listing Agency:
Pillar Real Estate Advisors
(610) 430-6255
Listed By:
Eric Kuhn · License #RS296255
Source:
Kandorre
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 21 at 9:39AM
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 multi-tenant commercial complex combines flex/R&D, retail, daycare, and office uses within an I-1 Campus Light Industrial zoning framework in West Goshen Township. The property was built in 1990 and includes two tailgate loading docks, one drive-in door, and a secured outdoor play area serving the daycare component. Additional loading capacity may be added, subject to applicable approvals.
The site is located at 1220 Ward Ave in West Chester, Pennsylvania, with high visibility onto Airport Road and substantial on-site parking. The property has an in-place cap rate of 8.47% and includes a vacant flex unit, creating room for an owner-user or future space expansion.
The site is located at 1220 Ward Ave in West Chester, Pennsylvania, with high visibility onto Airport Road and substantial on-site parking. The property has an in-place cap rate of 8.47% and includes a vacant flex unit, creating room for an owner-user or future space expansion.
Key Highlights
- I‑1 Campus Light Industrial zoning in West Goshen Township
- Two tailgate loading docks and one drive‑in door
- Fenced and secure outdoor play area for daycare use
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
$713,291
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
9.03%
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%
$14,265,820
$14.3M
Cap Rate 7%
$10,189,871
$10.2M
Cap Rate 9%
$7,925,456
$7.9M
Market Conditions
NOI Build-Up for 45,370 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
$1.18M $26.04/SF
− Vacancy
−$230.4K −$5.08/SF
EGI
$951.1K $20.96/SF
− OpEx
−$237.8K −$5.24/SF
NOI
$713.3K $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%
$14,265,820
Cap Rate 7%
$10,189,871
Cap Rate 9%
$7,925,456
Alternative Uses
Best Use
Office B
$10.19M
$8.92M – $11.89M
NOI $713,291 @ 7.0% cap · market cap 9.03%
Second Best
Retail
$7.33M
$6.41M – $8.55M
NOI $512,781 @ 7.0% cap · market cap 6.49%
Theoretical Best
Office A
$13.76M
$12.04M – $16.05M
NOI $962,901 @ 7.0% cap · market cap 12.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
1
Drive-in doors
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 19380, PA
50,692
Population
21,490
Households
2.4
Avg Household Size
43
Median Age
64%
College-Educated
97%
High-School Grad
30.5 sq mi
ZIP Area
1,662
Density / Sq Mi
$122,876
Median Household Income
$69,599
Median Earnings
$1,820
Median Rent
$530,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- The Mobile Bar Trailer LLC — 1050 Airport Rd #1832, West Chester, PA 19380
Frequently Asked Questions
What type of property is this?
Flex space - Mixed-use commercial property with flex, retail, daycare, and office occupancy plus light industrial zoning.
Where is this flex space located?
The property is located at 1220 Ward Ave West Chester, PA.
What is the asking price?
The asking price for this property is $7,900,000.
What are key features of this property?
This property features: I‑1 Campus Light Industrial zoning in West Goshen Township; Two tailgate loading docks and one drive‑in door; Fenced and secure outdoor play area for daycare use
