Building Details

Year Built 1955

Buildings 1

Stories 2

Listing Agency: Berkshire Hathaway HomeServices Fox & Roach REALTORS West Grove p***@foxroach.com Show Phone

Listed By: Patrick Curran · License #PA AB051631L

Source: Crexi

Added: Mar 2 Changed: Aug 30 Last Checked: Aug 30 at 9:07AM

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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 Berkshire Hathaway HomeServices Fox & Roach REALTORS West Grove

Investment Insights

Based on property information with market context.

This two-story duplex contains 2,912 square feet and is arranged as two separate residential units. The upper residence includes four bedrooms, two full bathrooms, a country kitchen, and a living area. The lower unit provides one bedroom, an eat-in kitchen, a living room, mudroom entry, and sunroom access. Each unit has a private laundry area, and the lower residence connects to a built-in two-car garage.

The property occupies approximately 5.9 +/- acres in the Borough of West Grove and is zoned Residential. Long-term tenants are in place. Parks and the borough’s commercial district are within walking distance, combining convenient access with a substantial open-space setting. The property was built in 1955.

Key Highlights

• 2,912‑square‑foot duplex on approximately 5.9 +/- acres
• Two‑story layout with separate upper and lower residential units
• Upper unit includes 4 bedrooms and 2 full baths

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

$33,462

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

5.72%

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%

$669,240 $669.2K

Cap Rate 7%

$478,029 $478.0K

Cap Rate 9%

$371,800 $371.8K

Market Conditions

NOI Build-Up for 2,912 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

$55.9K $19.20/SF

− Vacancy

−$8.1K −$2.78/SF

EGI

$47.8K $16.42/SF

− OpEx

−$14.3K −$4.92/SF

NOI

$33.5K $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%

$669,240

Cap Rate 7%

$478,029

Cap Rate 9%

$371,800

Alternative Uses

Best Use

Multifamily LT 5

$478.0K

$418.3K – $557.7K (±1% cap)

NOI $33,462 @ 7.0% cap · market cap 5.72%

Second Best

Apartment 5plus

$451.1K

$394.7K – $526.3K (±1% cap)

NOI $31,576 @ 7.0% cap · market cap 5.40%

Theoretical Best

Office A

$882.9K

$772.5K – $1.03M (±1% cap)

NOI $61,802 @ 7.0% cap · market cap 10.56%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Law Firm Auto Parts Store Parking Lot & Garage Bakery HVAC Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

196

Businesses Nearby

Explore this area Business Placement

Demographics for 19390, PA

14,101

Population

4,524

Households

3.1

Avg Household Size

42

Median Age

47%

College-Educated

90%

High-School Grad

29.3 sq mi

ZIP Area

481

Density / Sq Mi

$114,403

Median Household Income

$59,939

Median Earnings

$1,221

Median Rent

$377,700

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Two-story residential property with separate laundry areas, flexible living arrangements, and open land surrounding the improvements.

Where is this duplex located?

The property is located at 166 Rosehill Ave West Grove, PA.

What is the asking price?

The asking price for this property is $585,000.

What are key features of this property?

This property features: 2,912‑square‑foot duplex on approximately 5.9 +/- acres; Two‑story layout with separate upper and lower residential units; Upper unit includes 4 bedrooms and 2 full baths