Duplex with Detached Multi-Car
New
For Sale
$650,000
238 BROWN STREET, Spring City, PA 19475
Duplex-zoned property includes a finished basement unit, separate entrances, and updated mechanical systems.
Property Size3,470 SF
Price / SF$187.32
Days on Market2
Property Features for 238 BROWN STREET
General Information
Standard status
Active
Size
3,470 SF
Property subtype
Duplex
Additional Details
Unit Mix
1 x 4BR, 1 x 2BR, 1 x efficiency
Building Details
Year Built
1812
Listing Agency:
Signature Properties Group LLC
(610) 983-3045
Listed By:
Trish C Puleo · License #RM422231
(610) 952-1097
Source:
Cummingsrealtors
Added: Sep 21
Changed: Sep 22
Last Checked: Sep 22 at 1:43PM
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 Signature Properties Group LLC
Investment Insights
Based on property information with market context.
Built in 1812, this 3,470-square-foot property is configured as a duplex with a 4-bedroom residence and a separate 2-bedroom residence. The finished lower level adds an efficiency unit with its own entrance, full bathroom, kitchenette, fireplace, and living area. A finished attic provides additional usable space, while multiple private entrances support the existing configuration.
Major mechanical improvements include 14 mini-split units for heating and cooling, a propane heating system, an on-demand hot water heater, and three keyless entry systems. Exterior improvements include a detached multi-car garage and four additional off-street parking spaces. The property is currently zoned as a duplex, with layouts that can be reconfigured within the existing structure.
Major mechanical improvements include 14 mini-split units for heating and cooling, a propane heating system, an on-demand hot water heater, and three keyless entry systems. Exterior improvements include a detached multi-car garage and four additional off-street parking spaces. The property is currently zoned as a duplex, with layouts that can be reconfigured within the existing structure.
Key Highlights
- Duplex zoning with a 4‑bedroom unit and a separate 2‑bedroom unit
- Finished lower level with private entrance, full bathroom, kitchenette, fireplace, and living space
- 14 mini‑split units provide heating and cooling throughout the property
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
$39,874
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
6.13%
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%
$797,480
$797.5K
Cap Rate 7%
$569,629
$569.6K
Cap Rate 9%
$443,044
$443.0K
Market Conditions
NOI Build-Up for 3,470 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
$66.6K $19.20/SF
− Vacancy
−$9.7K −$2.78/SF
EGI
$57.0K $16.42/SF
− OpEx
−$17.1K −$4.92/SF
NOI
$39.9K $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%
$797,480
Cap Rate 7%
$569,629
Cap Rate 9%
$443,044
Alternative Uses
Best Use
Multifamily LT 5
$569.6K
$498.4K – $664.6K
NOI $39,874 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$537.5K
$470.3K – $627.1K
NOI $37,627 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$1.05M
$920.6K – $1.23M
NOI $73,645 @ 7.0% cap · market cap 11.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
375
Businesses Nearby
Explore this area
Business Placement
Demographics for 19475, PA
12,028
Population
5,154
Households
2.3
Avg Household Size
41
Median Age
50%
College-Educated
96%
High-School Grad
16.5 sq mi
ZIP Area
729
Density / Sq Mi
$92,140
Median Household Income
$60,409
Median Earnings
$948
Median Rent
$362,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex-zoned property includes a finished basement unit, separate entrances, and updated mechanical systems.
Where is this duplex located?
The property is located at 238 BROWN STREET Spring City, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Duplex zoning with a 4‑bedroom unit and a separate 2‑bedroom unit; Finished lower level with private entrance, full bathroom, kitchenette, fireplace, and living space; 14 mini‑split units provide heating and cooling throughout the property
