Street-Level Retail
For Sale
$420,000
28 Gay St, Phoenixville, PA 19460
For sale street-level storefront on Gay St in Phoenixville, suited for small retail and service concepts.
Property Size1,680 SF
Price / SF$250
Days on Market53
Property Features for 28 Gay St
General Information
Standard status
Active
Size
1,680 SF
Zoning
C30
Taxes and HOA fees
Annual Taxes
$1,742
Amenities
Baseboard, Hot Water, Electric, Natural Gas
On Street
Building Details
Building Size
1,680 SF
Year Built
1930
Listing Agency:
Kline Real Estate Works
(610) 213-1473
Listed By:
Keith S Kline · License #RM426216
(610) 213-1473
Source:
Evrealestate
Added: Jul 1
Changed: Aug 15
Last Checked: Aug 22 at 5:32AM
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 Kline Real Estate Works
Investment Insights
Based on property information with market context.
This for-sale street-level retail storefront is located at 28 Gay St. The property is identified as a storefront within the commercial retail category, offering a straightforward retail configuration intended for neighborhood foot traffic.
The listing directions indicate the storefront is along Gay St in Phoenixville, with access off Bridge St and the store front on the right while traveling toward Gay. The property is in Chester County (CHESTER).
Because this is a street-level storefront asset, it can fit a range of tenant types that benefit from a visible, directly accessible retail presence. This offering may also be of interest to owner-occupiers or investors seeking a compact commercial retail property in Phoenixville, with the location positioned for walk-up retail activity along Gay St.
The listing directions indicate the storefront is along Gay St in Phoenixville, with access off Bridge St and the store front on the right while traveling toward Gay. The property is in Chester County (CHESTER).
Because this is a street-level storefront asset, it can fit a range of tenant types that benefit from a visible, directly accessible retail presence. This offering may also be of interest to owner-occupiers or investors seeking a compact commercial retail property in Phoenixville, with the location positioned for walk-up retail activity along Gay St.
Key Highlights
- Street‑level storefront on Gay St in Phoenixville, suited for small retail and service concepts
- Year built: 1930
- Heating includes baseboard, hot water, electric, and natural gas
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
$18,988
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
4.52%
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%
$379,760
$379.8K
Cap Rate 7%
$271,257
$271.3K
Cap Rate 9%
$210,978
$211.0K
Market Conditions
NOI Build-Up for 1,680 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
$30.2K $18.00/SF
− Vacancy
−$3.1K −$1.85/SF
EGI
$27.1K $16.15/SF
− OpEx
−$8.1K −$4.84/SF
NOI
$19.0K $11.30/SF
Area
Chester County, PA
Vacancy
10.30%
Lease Rate
$18.00 /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%
$379,760
Cap Rate 7%
$271,257
Cap Rate 9%
$210,978
Alternative Uses
Best Use
Retail
$271.3K
$237.4K – $316.5K
NOI $18,988 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$509.4K
$445.7K – $594.3K
NOI $35,655 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,194
Businesses Nearby
3k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Insomnia Cookies
Dining
2,554 visits/mo
0.2 miles
Demographics for 19460, PA
43,611
Population
18,881
Households
2.3
Avg Household Size
40
Median Age
58%
College-Educated
96%
High-School Grad
34.5 sq mi
ZIP Area
1,264
Density / Sq Mi
$120,472
Median Household Income
$65,879
Median Earnings
$1,622
Median Rent
$426,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - For sale street-level storefront on Gay St in Phoenixville, suited for small retail and service concepts.
Where is this storefront property located?
The property is located at 28 Gay St Phoenixville, PA.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: Street‑level storefront on Gay St in Phoenixville, suited for small retail and service concepts; Year built: 1930; Heating includes baseboard, hot water, electric, and natural gas
