Building Details

Year Built 1986

Listing Agency: JW Real Estate, LLC.

Listed By: William A Singer · License #AB069397 Show Phone

Source: Kathywolfgang

Added: Sep 13 Last Checked: Sep 15 at 7:02PM

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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 JW Real Estate, LLC.

Investment Insights

Based on property information with market context.

This 5.6-acre equestrian property includes three separate residences, a 5-stall barn, pasture areas, and supporting improvements. The primary residence offers 2 bedrooms, 2 full bathrooms, a powder room, a modern kitchen, flooring installed in 2025, and a heat pump. A detached two-car garage includes a one-bedroom apartment above it, while a studio apartment occupies the barn.

Equestrian features include a wash stall, heated tack room, a run-in shed with 2 additional stalls, and a 50' round lunging corral. The property is located at 25 Keller Rd in Cochranville, Pennsylvania, and the homes and apartments provide multiple residential configurations for occupants, guests, or tenants.

Key Highlights

• 5.6‑acre equestrian property at 25 Keller Rd, Cochranville, PA 19330
• Three residences: 2‑bedroom main home, one‑bedroom apartment, and studio apartment
• 5‑stall barn with wash stall and heated tack 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

$45,000

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

6.00%

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%

$900,000 $900.0K

Cap Rate 7%

$642,857 $642.9K

Cap Rate 9%

$500,000 $500.0K

Market Conditions

NOI Build-Up for 4,150 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

$88.6K $21.36/SF

− Vacancy

−$6.8K −$1.64/SF

EGI

$81.8K $19.72/SF

− OpEx

−$36.8K −$8.87/SF

NOI

$45.0K $10.84/SF

Area

Chester County, PA

Vacancy

7.70%

Lease Rate

$21.36 /SF/Yr

Expense Ratio

45.00%

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%

$900,000

Cap Rate 7%

$642,857

Cap Rate 9%

$500,000

Alternative Uses

Best Use

Apartment 5plus

$642.9K

$562.5K – $750.0K (±1% cap)

NOI $45,000 @ 7.0% cap · market cap 6.00%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.26M

$1.10M – $1.47M (±1% cap)

NOI $88,077 @ 7.0% cap · market cap 11.75%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Horse & equestrian properties

Suggested Use

Top Pick Veterinary Clinic Tanning Salon Bar & Pub

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Explore this area Business Placement

Demographics for 19330, PA

5,705

Population

2,087

Households

2.7

Avg Household Size

42

Median Age

39%

College-Educated

89%

High-School Grad

33.4 sq mi

ZIP Area

171

Density / Sq Mi

$112,885

Median Household Income

$56,193

Median Earnings

$1,139

Median Rent

$389,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this horse & equestrian properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Horse & equestrian property - Five-stall barn, pasture areas, and separate living spaces support equestrian operations with rental flexibility.

Where is this horse & equestrian property located?

The property is located at 25 Keller Rd Cochranville, PA.

What is the asking price?

The asking price for this property is $749,900.

What are key features of this property?

This property features: 5.6‑acre equestrian property at 25 Keller Rd, Cochranville, PA 19330; Three residences: 2‑bedroom main home, one‑bedroom apartment, and studio apartment; 5‑stall barn with wash stall and heated tack room