Phoenixville Flex/Industrial Building For
For Sale
Contact for pricing
Pending
2460 Boulevard Of The Generals, Phoenixville, PA
37,000 SF flex/industrial building with upgrades and ample parking.
Property Size37,000 SF
Lot Size4.03 Acres
Days on Market382
Property Features for 2460 Boulevard Of The Generals
General Information
Standard status
Pending
Size
37,000 SF
Lot size
4.03 Acres
Property subtype
FLEX_R_AND_D
Listing Agency:
Swope Lees Commercial Real Estate, LLC
(610) 429-0200
Listed By:
Nicole Lyddane · License #RS329276
Source:
Moodyscre
Added: Aug 6, 2025
Changed: Aug 8
Last Checked: Aug 22 at 12:27PM
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 Swope Lees Commercial Real Estate, LLC
Investment Insights
Based on property information with market context.
This 37,000 square foot flex/industrial building is a former corporate headquarters located within a professionally managed business park in Phoenixville, PA. The property features upgrades throughout, including full sprinkler coverage and a modern security system. It contains a 1,500 square foot raised floor computer room and has heavy power capacity (800a/600v 3-phase). The building includes 2 loading docks with the ability to add several more, ample parking, and secure entry.
Key Highlights
- Heavy power capacity (800a/600v 3‑phase)
- 2 Loading Docks - Ability to add several more**
- 1,500 SF raised floor computer 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
$316,646
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
7.92%
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%
$6,332,920
$6.3M
Cap Rate 7%
$4,523,514
$4.5M
Cap Rate 9%
$3,518,289
$3.5M
Market Conditions
NOI Build-Up for 37,000 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
$528.4K $14.28/SF
− Vacancy
−$41.2K −$1.11/SF
EGI
$487.1K $13.17/SF
− OpEx
−$170.5K −$4.61/SF
NOI
$316.6K $8.56/SF
Area
Chester County, PA
Vacancy
7.80%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
35.00%
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%
$6,332,920
Cap Rate 7%
$4,523,514
Cap Rate 9%
$3,518,289
Alternative Uses
Best Use
Flex RnD
$4.52M
$3.96M – $5.28M
NOI $316,646 @ 7.0% cap · market cap 7.92%
Second Best
Industrial
$3.88M
$3.40M – $4.53M
NOI $271,639 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$11.22M
$9.82M – $13.09M
NOI $785,262 @ 7.0% cap · market cap 19.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial 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 - 37,000 SF flex/industrial building with upgrades and ample parking.
Where is this flex space located?
The property is located at 2460 Boulevard Of The Generals Phoenixville, PA.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Heavy power capacity (800a/600v 3‑phase); 2 Loading Docks - Ability to add several more**; 1,500 SF raised floor computer room
