Occupied Duplex Income
For Sale
$450,000
176 1st Ave, Phoenixville, PA 19460
Occupied duplex with a renovated 1-bedroom unit and a 3-bedroom layout on a single property.
Property Size2,122 SF
Price / SF$212.06
Days on Market55
Property Features for 176 1st Ave
General Information
Standard status
Active
Size
2,122 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
Real Broker, LLC
Listed By:
Janel L Loughin · License #RS324425
(484) 352-3482
Source:
Yourchestercountyhomesearch
Added: Jul 26
Changed: Sep 10
Last Checked: Sep 15 at 9:22PM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This occupied duplex includes two separate apartments. Unit 1 is a 1-bedroom, 1-bath unit that has been updated with fresh paint, new carpeting, new flooring, and a fully renovated bathroom. Unit 2 offers a 3-bedroom, 1-bath layout suitable for long-term tenancy.
The property is located in Phoenixville with access to downtown Phoenixville’s restaurants, shopping, entertainment, and major commuter routes.
As an income-producing residential property, it provides two distinct unit configurations under one ownership.
The property is located in Phoenixville with access to downtown Phoenixville’s restaurants, shopping, entertainment, and major commuter routes.
As an income-producing residential property, it provides two distinct unit configurations under one ownership.
Key Highlights
- Occupied duplex in Phoenixville, featuring Unit 1 and Unit 2 on a single property
- Unit 1: updated 1‑bedroom, 1‑bath apartment with fresh paint, new carpeting, new flooring, and a fully renovated bathroom
- Unit 2: spacious 3‑bedroom, 1‑bath layout suited for long‑term tenants
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
$24,384
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
5.42%
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%
$487,680
$487.7K
Cap Rate 7%
$348,343
$348.3K
Cap Rate 9%
$270,933
$270.9K
Market Conditions
NOI Build-Up for 2,122 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
$40.7K $19.20/SF
− Vacancy
−$5.9K −$2.78/SF
EGI
$34.8K $16.42/SF
− OpEx
−$10.5K −$4.92/SF
NOI
$24.4K $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%
$487,680
Cap Rate 7%
$348,343
Cap Rate 9%
$270,933
Alternative Uses
Best Use
Multifamily LT 5
$348.3K
$304.8K – $406.4K
NOI $24,384 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$328.7K
$287.6K – $383.5K
NOI $23,010 @ 7.0% cap · market cap 5.11%
Theoretical Best
Office A
$643.4K
$563.0K – $750.6K
NOI $45,036 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,564
Businesses Nearby
Explore this area
Business Placement
Demographics for 19460, PA
43,611
Population
18,881
Households
2.3
Avg Household Size
40
Median Age
58%
College-Educated
96%
High-School Grad
34.5 sq mi
ZIP Area
1,264
Density / Sq Mi
$120,472
Median Household Income
$65,879
Median Earnings
$1,622
Median Rent
$426,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Occupied duplex with a renovated 1-bedroom unit and a 3-bedroom layout on a single property.
Where is this duplex located?
The property is located at 176 1st Ave Phoenixville, PA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Occupied duplex in Phoenixville, featuring Unit 1 and Unit 2 on a single property; Unit 1: updated 1‑bedroom, 1‑bath apartment with fresh paint, new carpeting, new flooring, and a fully renovated bathroom; Unit 2: spacious 3‑bedroom, 1‑bath layout suited for long‑term tenants
