First-Floor Income
For Sale
$325,000
1607 RAINTREE LANE #1607, Malvern, PA 19355
Low-maintenance residence with an open layout, central air, gas heat, and access to a community pool.
Property Size1,700 SF
Price / SF$191.18
Days on Market70
Property Features for 1607 RAINTREE LANE #1607
General Information
Standard status
Active
Size
1,700 SF
Property subtype
Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
1
Amenities
pool
Central
90% Forced Air
Central A/C
Building Details
Year Built
1972
Listed By:
Katie Lynch · License #RS332416
(484) 574-4782
Source:
Kw
Added: Jul 1
Changed: Sep 7
Last Checked: Sep 8 at 10:24AM
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 Katie Lynch
Investment Insights
Based on property information with market context.
This first-floor residential income property at 1607 Raintree Lane offers approximately 1,700 square feet with two bedrooms and one bath. The single-level layout includes connected living and dining areas, a kitchen with ample cabinet and counter space, a breakfast bar, and a primary bedroom with generous closet storage. Central air and 90% forced-air gas heat support year-round comfort, while the 1972 construction and condo setting provide a low-maintenance format.
Residents have access to maintained community grounds and a large in-ground pool. The property is within the Great Valley School District and is located near Malvern Borough shops and restaurants, King of Prussia Town Center, Routes 202 and 30, the Pennsylvania Turnpike, and regional rail service.
Residents have access to maintained community grounds and a large in-ground pool. The property is within the Great Valley School District and is located near Malvern Borough shops and restaurants, King of Prussia Town Center, Routes 202 and 30, the Pennsylvania Turnpike, and regional rail service.
Key Highlights
- Approximately 1,700 square feet with 2 bedrooms and 1 bath
- First‑floor, single‑level condo layout
- Open living and dining areas with breakfast bar
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
$18,434
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
5.67%
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%
$368,680
$368.7K
Cap Rate 7%
$263,343
$263.3K
Cap Rate 9%
$204,822
$204.8K
Market Conditions
NOI Build-Up for 1,700 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
$36.3K $21.36/SF
− Vacancy
−$2.8K −$1.64/SF
EGI
$33.5K $19.72/SF
− OpEx
−$15.1K −$8.87/SF
NOI
$18.4K $10.84/SF
Area
Chester County, PA
Vacancy
7.70%
Lease Rate
$21.36 /SF/Yr
Expense Ratio
45.00%
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%
$368,680
Cap Rate 7%
$263,343
Cap Rate 9%
$204,822
Alternative Uses
Best Use
Apartment 5plus
$263.3K
$230.4K – $307.2K
NOI $18,434 @ 7.0% cap · market cap 5.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$515.4K
$451.0K – $601.3K
NOI $36,080 @ 7.0% cap · market cap 11.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Explore this area
Business Placement
Demographics for 19355, PA
29,273
Population
11,815
Households
2.5
Avg Household Size
41
Median Age
73%
College-Educated
97%
High-School Grad
38.3 sq mi
ZIP Area
764
Density / Sq Mi
$162,917
Median Household Income
$87,900
Median Earnings
$1,960
Median Rent
$662,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Low-maintenance residence with an open layout, central air, gas heat, and access to a community pool.
Where is this residential income property located?
The property is located at 1607 RAINTREE LANE #1607 Malvern, PA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Approximately 1,700 square feet with 2 bedrooms and 1 bath; First‑floor, single‑level condo layout; Open living and dining areas with breakfast bar
