Building Details

Year Built 1958

Listing Agency: Kline Real Estate Works

Listed By: Keith S Kline · License #RM426216 Show Phone

Source: Baltimoreharfordhomesforsale

Added: Aug 19 Changed: Sep 15 Last Checked: Sep 15 at 12:03PM

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Investment Insights

Based on property information with market context.

This mixed-use property includes a 2,402-square-foot Cape-style home on more than one acre. The residence was built in 1958 and features a two-car garage along with an unfinished lower-level walkout basement that provides additional space for future planning or storage.

The property is located at 1679 Horseshoe Pike near the intersection of Rt 82 and Rt 322 Horseshoe Pike. It falls within the RM-Rural Mixed Use Corridor and the Commercial Overlay District of West Brandywine Township, providing a setting that combines an existing residential structure with a broader mixed-use designation.

Key Highlights

• 2,402‑square‑foot Cape‑style home
• More than 1 acre of ground
• Two‑car garage

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

$36,813

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

6.51%

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%

$736,260 $736.3K

Cap Rate 7%

$525,900 $525.9K

Cap Rate 9%

$409,033 $409.0K

Market Conditions

NOI Build-Up for 2,402 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

$68.9K $28.68/SF

− Vacancy

−$10.0K −$4.16/SF

EGI

$58.9K $24.52/SF

− OpEx

−$22.1K −$9.20/SF

NOI

$36.8K $15.33/SF

Area

Chester County, PA

Vacancy

14.50%

Lease Rate

$28.68 /SF/Yr

Expense Ratio

37.50%

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%

$736,260

Cap Rate 7%

$525,900

Cap Rate 9%

$409,033

Alternative Uses

Best Use

Mixed Use

$525.9K

$460.2K – $613.6K (±1% cap)

NOI $36,813 @ 7.0% cap · market cap 6.51%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$728.3K

$637.2K – $849.6K (±1% cap)

NOI $50,978 @ 7.0% cap · market cap 9.01%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Commercial land

Suggested Use

Top Pick Building Supply Dental Office Auto Repair Shop Auto Parts Store Garden Center Furniture & Home Goods

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

Location Intelligence

Trade Area within ½ mile

56

Businesses Nearby

Explore this area Business Placement

Demographics for 19343, PA

8,711

Population

3,217

Households

2.7

Avg Household Size

43

Median Age

61%

College-Educated

97%

High-School Grad

27.6 sq mi

ZIP Area

316

Density / Sq Mi

$161,964

Median Household Income

$64,692

Median Earnings

$1,816

Median Rent

$543,800

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Cape-style property with a two-car garage and unfinished walkout basement in a designated mixed-use corridor.

Where is this mixed-use property located?

The property is located at 1679 Horseshoe Pike Glenmoore, PA.

What is the asking price?

The asking price for this property is $565,565.

What are key features of this property?

This property features: 2,402‑square‑foot Cape‑style home; More than 1 acre of ground; Two‑car garage