Renovated Corner Office/Retail
For Sale
$499,000
377 E High St, Pottstown, PA 19464
Corner office/retail building with 20 deeded parking spaces, stoplight visibility, and two renovated tenant spaces.
Property Size2,314 SF
Price / SF$215.64
Days on Market35
Property Features for 377 E High St
General Information
Standard status
Active
Size
2,314 SF
Total Parking Spaces
20
Site & Location
Traffic Count
7,200 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1976
Tenancy
Multi
Listing Agency:
Keller Williams Platinum Realty - Wyomissing
(610) 223-4720
Listed By:
Mark A Chaknos · License #RM424424
Source:
Kandorre
Added: Jul 21
Changed: Aug 17
Last Checked: Aug 24 at 10:02AM
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 Keller Williams Platinum Realty - Wyomissing
Investment Insights
Based on property information with market context.
This recently renovated, well-maintained corner office/retail building has been divided into two tenant spaces. One space features a spacious lobby with 20-foot ceilings, individual work stations, a drive-through window, an electrical closet, and an ADA-compliant bathroom. Its second-floor level includes a separate work space and bathroom, arranged as an executive office or private area that overlooks the lobby.
A second tenant space includes a welcoming lobby, a main working area with sitting countertops, a rear closet for storage, and an ADA-compliant bathroom. The property is highlighted by 20 deeded parking spaces and excellent visibility with a stop light, with a stated daily traffic count of 7,200 vehicles. The building sits in the heart of Pottstown’s downtown redevelopment district, surrounded by retail, restaurants, and bars, and is described as approximately 1.5 miles from both US 422 and PA Route 100 (Pottstown Pike).
A second tenant space includes a welcoming lobby, a main working area with sitting countertops, a rear closet for storage, and an ADA-compliant bathroom. The property is highlighted by 20 deeded parking spaces and excellent visibility with a stop light, with a stated daily traffic count of 7,200 vehicles. The building sits in the heart of Pottstown’s downtown redevelopment district, surrounded by retail, restaurants, and bars, and is described as approximately 1.5 miles from both US 422 and PA Route 100 (Pottstown Pike).
Key Highlights
- Corner office/retail building built in 1976 with 20 deeded parking spaces
- Stoplight visibility and daily traffic count of 7,200 vehicles
- Recently renovated former bank building divided into two tenant spaces
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
$36,380
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
7.29%
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%
$727,600
$727.6K
Cap Rate 7%
$519,714
$519.7K
Cap Rate 9%
$404,222
$404.2K
Market Conditions
NOI Build-Up for 2,314 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
$60.3K $26.04/SF
− Vacancy
−$11.8K −$5.08/SF
EGI
$48.5K $20.96/SF
− OpEx
−$12.1K −$5.24/SF
NOI
$36.4K $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%
$727,600
Cap Rate 7%
$519,714
Cap Rate 9%
$404,222
Alternative Uses
Best Use
Office B
$519.7K
$454.8K – $606.3K
NOI $36,380 @ 7.0% cap · market cap 7.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$701.6K
$613.9K – $818.5K
NOI $49,111 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7,200 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,078
Businesses Nearby
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Corner office/retail building with 20 deeded parking spaces, stoplight visibility, and two renovated tenant spaces.
Where is this office units located?
The property is located at 377 E High St Pottstown, PA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Corner office/retail building built in 1976 with 20 deeded parking spaces; Stoplight visibility and daily traffic count of 7,200 vehicles; Recently renovated former bank building divided into two tenant spaces
