High-Visibility Mixed-Use
For Sale
$1,475,000
Pending
2933 E High Street Pottstown, Pottstown, PA 19464
Over 300 feet of frontage with retail, four occupied apartments, and additional workshop and barn structures on a busy corridor.
Property Size10,400 SF
Lot Size2.00 Acres
Days on Market48
Property Features for 2933 E High Street Pottstown
General Information
Standard status
Pending
Size
10,400 SF
Total Parking Spaces
18
Lot size
2.00 Acres
Zoning
GATEWAY-INTERCHANGE
Occupancy
100%
Site & Location
Traffic Count
16,000 vehicles/day
Highway Access
Yes
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$12,517
Building Details
Building Size
10,400 SF
Year Built
1900
Tenancy
Multi
Listing Agency:
(609) 881-2414
Listed By:
Carl SanFilippo
(609) 881-2414
Source:
Mercercountyhomesforsale
Added: Jun 30
Changed: Aug 8
Last Checked: Jul 8 at 2:18AM
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 Carl SanFilippo
Investment Insights
Based on property information with market context.
This high-visibility mixed-use property is set on a level, rectangular tract of approximately 2 acres and includes multiple income-producing structures. A 4,000-square-foot retail building with a 40-by-100 free-span layout is currently leased, with the retail lease set to end in 2026. Also on-site is a farmhouse converted into four one-bedroom apartments, placed on the southeastern corner of the property, each with separate heat and electric plus central air. The apartments are fully occupied. Two additional heated and historic outbuildings—a 1,300-square-foot pole barn/workshop with two overhead garage doors and a 1,750-square-foot bank barn—provide further flexibility for future use or supplemental income.
The property benefits from strong day-to-day exposure along busy High Street/Ridge Pike, with over 16,000 cars per day, and sits just off the Sanatoga exit of Route 422. It offers over 300 feet of frontage and is within Gateway Interchange zoning, which supports a broad range of potential uses.
For operators and investors, the existing mix of retail space, four occupied residential units, and additional structures can support a variety of business strategies. The property’s layout and frontage also allow room to adapt the site for retail, professional or financial office, automotive sales and service, restaurant uses including drive-through, and other permitted applications under the Gateway Interchange zoning framework.
The property benefits from strong day-to-day exposure along busy High Street/Ridge Pike, with over 16,000 cars per day, and sits just off the Sanatoga exit of Route 422. It offers over 300 feet of frontage and is within Gateway Interchange zoning, which supports a broad range of potential uses.
For operators and investors, the existing mix of retail space, four occupied residential units, and additional structures can support a variety of business strategies. The property’s layout and frontage also allow room to adapt the site for retail, professional or financial office, automotive sales and service, restaurant uses including drive-through, and other permitted applications under the Gateway Interchange zoning framework.
Key Highlights
- Over 300 ft of frontage on busy High Street/Ridge Pike (over 16,000 cars per day), just off the Sanatoga exit of Route 422
- 2 +/- acre level, rectangular tract with a 4,000 SF retail building and a 40x100 free‑span commercial building
- Includes a stately farmhouse converted into 4 one‑bedroom apartments; built in 1900 and converted in the 1990s
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
8.10%
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 10.81%
Second Best
Multifamily LT 5
$1.71M
$1.49M – $1.99M
NOI $119,508 @ 7.0% cap · market cap 8.10%
Theoretical Best
Office A
$3.15M
$2.76M – $3.68M
NOI $220,722 @ 7.0% cap · market cap 14.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
16,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway 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 - Over 300 feet of frontage with retail, four occupied apartments, and additional workshop and barn structures on a busy corridor.
Where is this mixed-use property located?
The property is located at 2933 E High Street Pottstown Pottstown, PA.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: Over 300 ft of frontage on busy High Street/Ridge Pike (over 16,000 cars per day), just off the Sanatoga exit of Route 422; 2 +/- acre level, rectangular tract with a 4,000 SF retail building and a 40x100 free‑span commercial building; Includes a stately farmhouse converted into 4 one‑bedroom apartments; built in 1900 and converted in the 1990s
