Mixed-Use Property with Retail
For Sale
$1,350,000
2933 E HIGH Street, Pottstown, PA 19464
MULTI_FAMILY - Colonial, National - POTTSTOWN, PA
Property Size10,400 SF
Lot Size1.86 Acres
Price / SF$129.81
Days on Market246
Property Features for 2933 E HIGH Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Parking
16
Parking features
Parking Lot
Elementary school district
POTTSGROVE
Middle school district
POTTSGROVE
High school district
POTTSGROVE
Standard status
Active
Size
10,400 SF
Lot size
1.86 Acres
Taxes and HOA fees
Tax Annual Amount
12517
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1900
Number of units
4
Building materials
Frame, Steel Siding, Stucco
Architectural style
National, Colonial
Listing Agency:
Kelly Real Estate, Inc.
(610) 369-3600
Listed By:
Brian C Kelly · License #RM052045A
(610) 715-9762
Added: Dec 10, 2025
Changed: Aug 6
Last Checked: Aug 13 at 6:06AM
MLS# PAMC2163296
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 mixed-use property spans 1.86 acres and includes a 4,000-square-foot retail building, a farmhouse converted to four one-bedroom apartments, a historic bank barn, and a heated 1,300-square-foot pole building. The retail space is vacant, while all four apartments are occupied and have separate heat, electric, and central air services. The pole building includes two overhead garage doors, and the property also has a parking lot. Construction materials include frame, steel siding, and stucco, with forced-air heating and central air conditioning.
The tract offers more than 300 feet of frontage along High Street/Ridge Pike and records traffic of over 16,000 cars per day. It is located just off the Sanatoga exit of Route 422. Gateway Interchange Zoning supports a range of stated potential applications, including retail, professional and financial office, automotive sales and service, restaurants, salons, day care, and veterinary or pet services.
The tract offers more than 300 feet of frontage along High Street/Ridge Pike and records traffic of over 16,000 cars per day. It is located just off the Sanatoga exit of Route 422. Gateway Interchange Zoning supports a range of stated potential applications, including retail, professional and financial office, automotive sales and service, restaurants, salons, day care, and veterinary or pet services.
Key Highlights
- 1.86‑acre mixed‑use tract with more than 300 feet of frontage
- 4,000‑square‑foot retail building with current vacancy
- Farmhouse converted into 4 one‑bedroom apartments; all units occupied
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
$119,508
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
8.85%
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%
$2,390,160
$2.4M
Cap Rate 7%
$1,707,257
$1.7M
Cap Rate 9%
$1,327,867
$1.3M
Market Conditions
NOI Build-Up for 10,400 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
$199.7K $19.20/SF
− Vacancy
−$29.0K −$2.78/SF
EGI
$170.7K $16.42/SF
− OpEx
−$51.2K −$4.92/SF
NOI
$119.5K $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%
$2,390,160
Cap Rate 7%
$1,707,257
Cap Rate 9%
$1,327,867
Alternative Uses
Best Use
Mixed Use
$2.28M
$1.99M – $2.66M
NOI $159,389 @ 7.0% cap · market cap 11.81%
Second Best
Multifamily LT 5
$1.71M
$1.49M – $1.99M
NOI $119,508 @ 7.0% cap · market cap 8.85%
Theoretical Best
Office A
$3.15M
$2.76M – $3.68M
NOI $220,722 @ 7.0% cap · market cap 16.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
831
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?
Mixed-use property - Commercial tract combines vacant retail space, four occupied apartments, and multiple accessory buildings with flexible Gateway Interchange Zoning.
Where is this mixed-use property located?
The property is located at 2933 E HIGH Street Pottstown, PA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 1.86‑acre mixed‑use tract with more than 300 feet of frontage; 4,000‑square‑foot retail building with current vacancy; Farmhouse converted into 4 one‑bedroom apartments; all units occupied
