Updated Two-Unit
New
For Sale
$390,000
2318 E HIGH Street, Pottstown, PA 19464
Multi-Family, POTTSTOWN, PA
Property Size1,388 SF
Lot Size0.71 Acres
Price / SF$280.98
Days on Market2
Property Features for 2318 E HIGH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
4
Parking features
Parking Lot
Fireplace
1
Elementary school district
POTTSGROVE
Middle school district
POTTSGROVE
High school district
POTTSGROVE
Standard status
Active
Size
1,388 SF
Lot size
0.71 Acres
Taxes and HOA fees
Tax Annual Amount
5589
Utilities
Heating system
Central
Cooling system
Window Unit(s)
Amenities
covered front porch
Building Details
Year built
1860
Number of units
1
Building materials
Vinyl Siding
Architectural style
National
Listing Agency:
Real of Pennsylvania
(610) 409-9200
Listed By:
Joseph L Tosco · License #AB069579
(610) 409-9200
Added: Aug 29
Last Checked: Aug 30 at 1:06AM
MLS# PAMC2192520
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,388-square-foot duplex in Pottstown combines two renovated residences within a National-style building constructed in 1860. The first-floor apartment offers one-level living with one bedroom, an open living and kitchen area, wood-look laminate flooring, recessed lighting, updated cabinetry, granite-look countertops, a tile backsplash, and stainless steel appliances. The upper residence occupies the second and third floors, with two bedrooms, a spacious living area, a modernized kitchen, and a private loft-style room beneath sloped ceilings that includes a closet.
The property has vinyl siding, central heating, window-unit cooling, a fireplace, and parking-lot parking. A deep covered front porch serves the upper residence, while the first-floor unit has rear porch access. The offering is subject to a pending subdivision, with final lot size to be determined upon approval.
The property has vinyl siding, central heating, window-unit cooling, a fireplace, and parking-lot parking. A deep covered front porch serves the upper residence, while the first-floor unit has rear porch access. The offering is subject to a pending subdivision, with final lot size to be determined upon approval.
Key Highlights
- 1,388‑square‑foot duplex with two renovated residences
- Unit mix includes one‑bedroom and two‑bedroom apartments
- Upper residence includes a private third‑floor loft‑style room
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 - Renovated duplex with one-bedroom and two-bedroom residences, open kitchens, and a separate loft-style room.
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: 1,388‑square‑foot duplex with two renovated residences; Unit mix includes one‑bedroom and two‑bedroom apartments; Upper residence includes a private third‑floor loft‑style room
