Updated Two-Unit
New
For Sale
$390,000
2318 E HIGH STREET, Pottstown, PA 19464
Two renovated residences offer separate layouts, private entries, and modern kitchen finishes.
Property Size1,388 SF
Price / SF$280.98
Days on Market4
Property Features for 2318 E HIGH STREET
General Information
Standard status
Active
Size
1,388 SF
Property subtype
Duplex
Units
Unit Mix
1 x 1BR, 1 x 2BR
Multifamily Units
2
Building Details
Year Built
1860
Buildings
1
Stories
3
Listing Agency:
Real of Pennsylvania
(610) 409-9200
Listed By:
Joseph L Tosco · License #AB069579
(610) 409-9200
Source:
Cummingsrealtors
Added: Aug 29
Changed: Aug 31
Last Checked: Aug 31 at 3:31PM
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 of Pennsylvania
Investment Insights
Based on property information with market context.
This duplex contains two renovated residences within a historic 1860 structure. The first-floor unit provides one-bedroom living with an open living-and-kitchen arrangement, wood-look laminate flooring, recessed lighting, large windows, and a modernized kitchen equipped with stainless steel appliances. A double-door bedroom closet adds storage.
The second residence occupies the second and third floors and includes two bedrooms. Its main level features a living room, updated kitchen, primary bedroom, and bathroom, while the upper level contains a private loft-style bedroom with sloped ceilings and a closet. Both units have separate porch entries, including access from a deep covered front porch for the upper residence and a rear porch entry for the ground-floor home.
The second residence occupies the second and third floors and includes two bedrooms. Its main level features a living room, updated kitchen, primary bedroom, and bathroom, while the upper level contains a private loft-style bedroom with sloped ceilings and a closet. Both units have separate porch entries, including access from a deep covered front porch for the upper residence and a rear porch entry for the ground-floor home.
Key Highlights
- Two‑unit duplex with one 1‑bedroom residence and one 2‑bedroom residence
- Renovated kitchens feature white cabinetry, tile backsplashes, and stainless steel appliances
- Upper unit spans the second and third floors with a private loft‑style bedroom
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
$15,950
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
4.09%
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%
$319,000
$319.0K
Cap Rate 7%
$227,857
$227.9K
Cap Rate 9%
$177,222
$177.2K
Market Conditions
NOI Build-Up for 1,388 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
$26.6K $19.20/SF
− Vacancy
−$3.9K −$2.78/SF
EGI
$22.8K $16.42/SF
− OpEx
−$6.8K −$4.92/SF
NOI
$15.9K $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%
$319,000
Cap Rate 7%
$227,857
Cap Rate 9%
$177,222
Alternative Uses
Best Use
Multifamily LT 5
$227.9K
$199.4K – $265.8K
NOI $15,950 @ 7.0% cap · market cap 4.09%
Second Best
Apartment 5plus
$215.0K
$188.1K – $250.9K
NOI $15,051 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$420.8K
$368.2K – $491.0K
NOI $29,458 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two renovated residences offer separate layouts, private entries, and modern kitchen finishes.
Where is this duplex located?
The property is located at 2318 E HIGH STREET Pottstown, PA.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Two‑unit duplex with one 1‑bedroom residence and one 2‑bedroom residence; Renovated kitchens feature white cabinetry, tile backsplashes, and stainless steel appliances; Upper unit spans the second and third floors with a private loft‑style bedroom
