Deli and Convenience Market with
For Sale
$700,000
1401 WHITFORD ROAD, West Chester, PA 19341
Full-service deli and grill with eat-in seating and convenience market operations, plus a Pennsylvania Lottery Sales License.
Property Size3,480 SF
Price / SF$201.15
Days on Market264
Property Features for 1401 WHITFORD ROAD
General Information
Standard status
Active
Size
3,480 SF
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$4,605
Amenities
Central Air
3
Parking.
Lot.
Building Details
Year Built
1900
Listing Agency:
KW Commercial
(484) 459-7882
Listed By:
Beau McGettigan · License #AB069815
(484) 459-7882
Source:
Xome
Added: Nov 22, 2025
Changed: Aug 12
Last Checked: Aug 13 at 3:57AM
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 KW Commercial
Investment Insights
Based on property information with market context.
1401 S Whitford Road, known locally as Deli Grove, has operated as a deli, sandwich shop, grill, and convenience market since 1982, serving the West Chester community for more than 40 years. The building currently supports full-service hot and cold food offerings, including sandwiches and burgers, along with fries, ice cream, and a wide assortment of grocery and convenience items. Eat-in seating is included.
The property also includes a Pennsylvania Lottery Sales License for both draw and instant tickets, creating an additional revenue stream for ownership. Included in the sale are existing inventory, equipment, and furnishings, such as ranges, ovens, refrigeration, tables and chairs, and shelving/counters.
Situated in a dense residential corridor, the property is approximately 3 miles from Downtown West Chester and Exton, and about 4 miles from Downingtown.
The property also includes a Pennsylvania Lottery Sales License for both draw and instant tickets, creating an additional revenue stream for ownership. Included in the sale are existing inventory, equipment, and furnishings, such as ranges, ovens, refrigeration, tables and chairs, and shelving/counters.
Situated in a dense residential corridor, the property is approximately 3 miles from Downtown West Chester and Exton, and about 4 miles from Downingtown.
Key Highlights
- 1401 S Whitford Road, known locally as Deli Grove, serving the West Chester community for more than 40 years
- Established in 1982 and currently operating as a full‑service deli and grill with eat‑in seating
- Menu includes hot and cold sandwiches, burgers, fries, and ice cream, plus a grocery and convenience market assortment
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
$39,332
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
5.62%
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%
$786,640
$786.6K
Cap Rate 7%
$561,886
$561.9K
Cap Rate 9%
$437,022
$437.0K
Market Conditions
NOI Build-Up for 3,480 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
$62.6K $18.00/SF
− Vacancy
−$6.5K −$1.85/SF
EGI
$56.2K $16.15/SF
− OpEx
−$16.9K −$4.84/SF
NOI
$39.3K $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%
$786,640
Cap Rate 7%
$561,886
Cap Rate 9%
$437,022
Alternative Uses
Best Use
Retail
$561.9K
$491.7K – $655.5K
NOI $39,332 @ 7.0% cap · market cap 5.62%
Second Best
Specialty Retail
$490.9K
$429.6K – $572.7K
NOI $34,364 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$1.06M
$923.2K – $1.23M
NOI $73,857 @ 7.0% cap · market cap 10.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19341, PA
18,808
Population
9,209
Households
2
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
13.7 sq mi
ZIP Area
1,373
Density / Sq Mi
$122,992
Median Household Income
$71,565
Median Earnings
$2,045
Median Rent
$486,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Freida Dog's — 104 Denbigh Terrace, West Chester, PA 19380
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Full-service deli and grill with eat-in seating and convenience market operations, plus a Pennsylvania Lottery Sales License.
Where is this conventional restaurant located?
The property is located at 1401 WHITFORD ROAD West Chester, PA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 1401 S Whitford Road, known locally as Deli Grove, serving the West Chester community for more than 40 years; Established in 1982 and currently operating as a full‑service deli and grill with eat‑in seating; Menu includes hot and cold sandwiches, burgers, fries, and ice cream, plus a grocery and convenience market assortment
