Flex Space with
For Sale
$369,000
20 E 7TH STREET, Pottstown, PA 19464
Concrete-and-block commercial building with office, bathroom, workshop space, and off-street parking for business operations.
Property Size4,300 SF
Price / SF$85.81
Days on Market8
Property Features for 20 E 7TH STREET
General Information
Standard status
Active
Size
4,300 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Power
200 amps
Office Units
1
Building Details
Year Built
1928
Buildings
1
Building Size
4,300 SF
Construction
concrete and block frame
Tenancy
Single
Listing Agency:
Realty One Group Restore - Collegeville
(610) 960-0751
Listed By:
Terri Lynn Murgitroyde · License #RS367043
(610) 960-0751
Source:
Cummingsrealtors
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 29 at 2:16PM
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 Realty One Group Restore - Collegeville
Investment Insights
Based on property information with market context.
Built in 1928, this 4,300 sq/ft flex property combines garage and warehouse space with an office, full bathroom, and workshop. The concrete-and-block building sits on just under 10,000 sq/ft and includes ample off-street parking. Improvements include a new water heater, 200 amp electric service, and a roof that is 3 years old.
Located at 20 E 7th Street in Pottstown Borough, the property offers access to Routes 422, 100, 663, and 724. The building currently houses a carpet cleaning company and can support continued business use or occupancy by other businesses.
Located at 20 E 7th Street in Pottstown Borough, the property offers access to Routes 422, 100, 663, and 724. The building currently houses a carpet cleaning company and can support continued business use or occupancy by other businesses.
Key Highlights
- 4,300 sq/ft garage and warehouse building with office, full bathroom, and workshop
- Concrete‑and‑block construction on just under 10,000 sq/ft
- 200 amp electric service and new water heater
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
$31,569
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
8.56%
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%
$631,380
$631.4K
Cap Rate 7%
$450,986
$451.0K
Cap Rate 9%
$350,767
$350.8K
Market Conditions
NOI Build-Up for 4,300 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
$49.0K $11.40/SF
− Vacancy
−$3.9K −$0.91/SF
EGI
$45.1K $10.49/SF
− OpEx
−$13.5K −$3.15/SF
NOI
$31.6K $7.34/SF
Area
Chester County, PA
Vacancy
8.00%
Lease Rate
$11.40 /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%
$631,380
Cap Rate 7%
$450,986
Cap Rate 9%
$350,767
Alternative Uses
Best Use
Office B
$965.8K
$845.0K – $1.13M
NOI $67,603 @ 7.0% cap · market cap 18.32%
Second Best
Warehouse
$628.3K
$549.8K – $733.1K
NOI $43,983 @ 7.0% cap · market cap 11.92%
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $91,260 @ 7.0% cap · market cap 24.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
675
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19464, PA
48,409
Population
19,985
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
91%
High-School Grad
25.6 sq mi
ZIP Area
1,891
Density / Sq Mi
$76,338
Median Household Income
$44,888
Median Earnings
$1,226
Median Rent
$231,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Concrete-and-block commercial building with office, bathroom, workshop space, and off-street parking for business operations.
Where is this flex space located?
The property is located at 20 E 7TH STREET Pottstown, PA.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: 4,300 sq/ft garage and warehouse building with office, full bathroom, and workshop; Concrete‑and‑block construction on just under 10,000 sq/ft; 200 amp electric service and new water heater
