Mixed-Use Property with Retail
New
For Sale
$1,350,000
2933 E HIGH ST, Pottstown, PA 19464
Two-acre commercial tract combines vacant retail space, occupied apartments, and additional workshop and barn improvements.
Property Size10,400 SF
Lot Size2.00 Acres
Price / SF$129.81
Days on Market2
Property Features for 2933 E HIGH ST
General Information
Standard status
Active
Size
10,400 SF
Lot size
2.00 Acres
Property subtype
Multi-family
Zoning
Gateway Interchange
Site & Location
Road Frontage
300 ft
Traffic Count
16,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Land
Topography
level
Land Use
commercial, residential, mixed-use
Amenities
retail building
farmhouse
bank barn
pole building
Building Details
Buildings
4
Listing Agency:
Kelly Real Estate, Inc.
(610) 369-3600
Listed By:
Brian C Kelly
(610) 715-9762
Source:
360
Added: Sep 11
Last Checked: Sep 12 at 6:14AM
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 Kelly Real Estate, Inc.
Investment Insights
Based on property information with market context.
This mixed-use property occupies a level, rectangular tract of approximately 2 acres and includes several distinct improvements. The 4,000-square-foot retail building is vacant and features a 40-by-100-foot open-span layout. A farmhouse converted during the 1990s contains four one-bedroom apartments, each with separate heat, electric, and central air service; all four units are occupied. Additional improvements include a historic bank barn and a heated 1,300-square-foot pole building with two overhead garage doors.
Gateway Interchange zoning supports a broad range of stated potential uses, including retail, professional and financial office, automotive sales and service, restaurants with drive-through or fast-food components, personal care, day care, preschool, and pet service or veterinary applications. The property offers more than 300 feet of frontage along High Street/Ridge Pike, with reported traffic exceeding 16,000 cars per day, and is located just off the Sanatoga exit of Route 422.
Gateway Interchange zoning supports a broad range of stated potential uses, including retail, professional and financial office, automotive sales and service, restaurants with drive-through or fast-food components, personal care, day care, preschool, and pet service or veterinary applications. The property offers more than 300 feet of frontage along High Street/Ridge Pike, with reported traffic exceeding 16,000 cars per day, and is located just off the Sanatoga exit of Route 422.
Key Highlights
- Approximately 2‑acre level, rectangular tract
- Over 300 feet of frontage on High Street/Ridge Pike
- Reported traffic of over 16,000 cars per day
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
$119,508
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
8.85%
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%
$2,390,160
$2.4M
Cap Rate 7%
$1,707,257
$1.7M
Cap Rate 9%
$1,327,867
$1.3M
Market Conditions
NOI Build-Up for 10,400 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
$199.7K $19.20/SF
− Vacancy
−$29.0K −$2.78/SF
EGI
$170.7K $16.42/SF
− OpEx
−$51.2K −$4.92/SF
NOI
$119.5K $11.49/SF
Area
Chester County, PA
Vacancy
14.50%
Lease Rate
$19.20 /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%
$2,390,160
Cap Rate 7%
$1,707,257
Cap Rate 9%
$1,327,867
Alternative Uses
Best Use
Mixed Use
$2.28M
$1.99M – $2.66M
NOI $159,389 @ 7.0% cap · market cap 11.81%
Second Best
Multifamily LT 5
$1.71M
$1.49M – $1.99M
NOI $119,508 @ 7.0% cap · market cap 8.85%
Theoretical Best
Office A
$3.15M
$2.76M – $3.68M
NOI $220,722 @ 7.0% cap · market cap 16.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
307
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-acre commercial tract combines vacant retail space, occupied apartments, and additional workshop and barn improvements.
Where is this mixed-use property located?
The property is located at 2933 E HIGH ST Pottstown, PA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Approximately 2‑acre level, rectangular tract; Over 300 feet of frontage on High Street/Ridge Pike; Reported traffic of over 16,000 cars per day
