Landis Supermarket For
For Sale
$4,465,193
2190 E High St, Pottstown, PA 19464
Landis Supermarket available for purchase.
Property Size37,565 SF
Price / SF$118.87
Days on Market108
Property Features for 2190 E High St
General Information
Standard status
Active
Size
37,565 SF
Property subtype
Shopping Strip
Amenities
Landis Supermarket, founded in 1938 with 4 Pennsylvania locations, has operated at this site for 10+ years, demonstrating long-term commitment and proven performance at the location.
Triple Net Lease (NNN) structures with tenants covering taxes, insurance, and CAM.
1.5 acres with approximately 37,000 SF of rentable space along Pottstown's primary commercial corridor.
Surrounded by major national retailers, including Aldi, Costco, Wawa, and Home Depot, driving consistent regional traffic. Adjacent to Pottstown Hospital, a nearly 200-bed facility employing approximately 700 professionals.
Building Details
Building Size
37,565 SF
Year Built
1997
Listing Agency:
Marcus & Millichap - Philadelphia
Listed By:
Scott Woodard · License #License(s): PA: RS329242
(215) 531-7058
Source:
Marcusmillichap
Added: May 21
Changed: Sep 4
Last Checked: Sep 5 at 3:53AM
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 Marcus & Millichap - Philadelphia
Investment Insights
Based on property information with market context.
The property is a Landis Supermarket.
Key Highlights
- Landis Supermarket
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
$370,940
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
8.31%
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%
$7,418,800
$7.4M
Cap Rate 7%
$5,299,143
$5.3M
Cap Rate 9%
$4,121,556
$4.1M
Market Conditions
NOI Build-Up for 37,565 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
$536.4K $14.28/SF
− Vacancy
−$41.8K −$1.11/SF
EGI
$494.6K $13.17/SF
− OpEx
−$123.6K −$3.29/SF
NOI
$370.9K $9.87/SF
Area
Chester County, PA
Vacancy
7.80%
Lease Rate
$14.28 /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%
$7,418,800
Cap Rate 7%
$5,299,143
Cap Rate 9%
$4,121,556
Alternative Uses
Best Use
Retail
$6.07M
$5.31M – $7.08M
NOI $424,567 @ 7.0% cap · market cap 9.51%
Second Best
Specialty Retail
$5.30M
$4.64M – $6.18M
NOI $370,940 @ 7.0% cap · market cap 8.31%
Theoretical Best
Office A
$11.39M
$9.97M – $13.29M
NOI $797,253 @ 7.0% cap · market cap 17.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
524
Businesses Nearby
1k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 51%
Dining 49%
Sterling Optical
Shops & Services
621 visits/mo
0.2 miles
Domino's Pizza
Dining
608 visits/mo
0.1 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Landis Supermarket available for purchase.
Where is this grocery and convenience store located?
The property is located at 2190 E High St Pottstown, PA.
What is the asking price?
The asking price for this property is $4,465,193.
What are key features of this property?
This property features: Landis Supermarket
