Retail Space in Shopping
For Sale
Contact for pricing
14 Paoli Shopping Center, Paoli, PA 19301
Two-story retail building with additional basement level in a C2 commercial shopping center.
Property Size18,318 SF
Price / SF$158.31
Days on Market544
Property Features for 14 Paoli Shopping Center
General Information
Standard status
Active
Size
18,318 SF
Property subtype
RETAIL
Zoning
C2
Listing Agency:
Capital Commercial Real Estate Group
(610) 359-9700
Listed By:
Christopher Yangello · License #RM421541
(610) 716-4020
Source:
Moodyscre
Added: Mar 19, 2025
Changed: Sep 7
Last Checked: Sep 13 at 10:23AM
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 Capital Commercial Real Estate Group
Investment Insights
Based on property information with market context.
This retail space is located within a shopping center and includes 18,318 square feet of total building area. The configuration is spread across first floor, second floor, and basement level, with 6,106 square feet on each floor.
The center is described as being in one of the busiest shopping locations on the Main Line, featuring a mix of retail and dining as well as special use services. The property is zoned C2 – Commercial District.
Prospective tenants or buyers should note the building’s multi-level layout, which can support a variety of retail operations that need presence across more than one floor within the same structure.
The center is described as being in one of the busiest shopping locations on the Main Line, featuring a mix of retail and dining as well as special use services. The property is zoned C2 – Commercial District.
Prospective tenants or buyers should note the building’s multi-level layout, which can support a variety of retail operations that need presence across more than one floor within the same structure.
Key Highlights
- Two‑story retail building with additional basement level in a C2 Commercial District shopping center
- Total building size: 18,318 SF (1st Fl 6,106 SF, 2nd Fl 6,106 SF, basement 6,106 SF)
- Mixed‑use shopping center with retailers plus dining and special use services
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
$207,034
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
7.14%
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%
$4,140,680
$4.1M
Cap Rate 7%
$2,957,629
$3.0M
Cap Rate 9%
$2,300,378
$2.3M
Market Conditions
NOI Build-Up for 18,318 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
$329.7K $18.00/SF
− Vacancy
−$34.0K −$1.85/SF
EGI
$295.8K $16.15/SF
− OpEx
−$88.7K −$4.84/SF
NOI
$207.0K $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%
$4,140,680
Cap Rate 7%
$2,957,629
Cap Rate 9%
$2,300,378
Alternative Uses
Best Use
Retail
$2.96M
$2.59M – $3.45M
NOI $207,034 @ 7.0% cap · market cap 7.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.55M
$4.86M – $6.48M
NOI $388,768 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,134
Businesses Nearby
142k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 52%
Groceries 28%
Dining 12%
Apparel 6%
ACME Markets
Groceries
31,075 visits/mo
0.2 miles
Wawa
Shops & Services
25,392 visits/mo
0.4 miles
Dunkin' Donuts
Dining
12,620 visits/mo
0.2 miles
Fine Wine & Good Spirits
Groceries
9,207 visits/mo
0.1 miles
7-Eleven
Shops & Services
9,169 visits/mo
0.1 miles
Demographics for 19301, PA
7,542
Population
3,283
Households
2.3
Avg Household Size
44
Median Age
75%
College-Educated
97%
High-School Grad
3.6 sq mi
ZIP Area
2,095
Density / Sq Mi
$157,500
Median Household Income
$80,767
Median Earnings
$1,802
Median Rent
$537,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Shopping center - Two-story retail building with additional basement level in a C2 commercial shopping center.
Where is this shopping center located?
The property is located at 14 Paoli Shopping Center Paoli, PA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Two‑story retail building with additional basement level in a C2 Commercial District shopping center; Total building size: 18,318 SF (1st Fl 6,106 SF, 2nd Fl 6,106 SF, basement 6,106 SF); Mixed‑use shopping center with retailers plus dining and special use services
