Downtown Shopping Center with
For Sale
$2,900,000
316 -322 S High St, West Chester, PA 19382
Street retail plus 14 garages on a corner lot, offered with 100% occupancy in the Town Center zoning district.
Property Size11,333 SF
Lot Size0.60 Acres
Price / SF$255.89
Days on Market46
Property Features for 316 -322 S High St
General Information
Standard status
Active
Size
11,333 SF
Lot size
0.60 Acres
Zoning
TC
Occupancy
100%
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1962
Listing Agency:
Pillar Real Estate Advisors
Listed By:
Eric Kuhn · License #RS296255
(610) 430-6255
Source:
Premierehomegroup
Added: Jul 26
Changed: Sep 8
Last Checked: Sep 8 at 7:23AM
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 Pillar Real Estate Advisors
Investment Insights
Based on property information with market context.
This downtown investment property includes approximately 7,733 SF of street retail along with 14 garages totaling approximately 3,600 SF. The center is situated on a corner lot and was built in 1958. Public utilities are in place, and the property is currently offered with 100% occupancy.
Located at 316–322 S High Street in West Chester, the retail component is described as the first retail center on High Street coming from West Chester University, with signage noted in the offering materials.
Zoned TC (Town Center), the configuration provides a combined retail and parking/garage setup designed to support continuous tenancy within the established downtown area.
Located at 316–322 S High Street in West Chester, the retail component is described as the first retail center on High Street coming from West Chester University, with signage noted in the offering materials.
Zoned TC (Town Center), the configuration provides a combined retail and parking/garage setup designed to support continuous tenancy within the established downtown area.
Key Highlights
- 7,733 SF street retail investment property in downtown West Chester
- 14 garages totaling 3,600 SF
- Corner lot on 0.6 acres
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
$128,088
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
4.42%
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%
$2,561,760
$2.6M
Cap Rate 7%
$1,829,829
$1.8M
Cap Rate 9%
$1,423,200
$1.4M
Market Conditions
NOI Build-Up for 11,333 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
$204.0K $18.00/SF
− Vacancy
−$21.0K −$1.85/SF
EGI
$183.0K $16.15/SF
− OpEx
−$54.9K −$4.84/SF
NOI
$128.1K $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%
$2,561,760
Cap Rate 7%
$1,829,829
Cap Rate 9%
$1,423,200
Alternative Uses
Best Use
Retail
$1.83M
$1.60M – $2.13M
NOI $128,088 @ 7.0% cap · market cap 4.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.44M
$3.01M – $4.01M
NOI $240,524 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,974
Businesses Nearby
42k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 55%
Shops & Services 40%
Beauty & Spa 3%
Electronics 2%
Truist
Shops & Services
8,022 visits/mo
0.2 miles
7-Eleven
Shops & Services
7,860 visits/mo
0.1 miles
Saxbys Coffee
Dining
3,817 visits/mo
0.4 miles
Taco Bell
Dining
3,748 visits/mo
0.5 miles
Jersey Mike's Subs
Dining
3,358 visits/mo
0.4 miles
Demographics for 19382, PA
52,498
Population
21,798
Households
2.4
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
46.1 sq mi
ZIP Area
1,139
Density / Sq Mi
$126,159
Median Household Income
$58,596
Median Earnings
$1,788
Median Rent
$542,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Street retail plus 14 garages on a corner lot, offered with 100% occupancy in the Town Center zoning district.
Where is this storefront property located?
The property is located at 316 -322 S High St West Chester, PA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: 7,733 SF street retail investment property in downtown West Chester; 14 garages totaling 3,600 SF; Corner lot on 0.6 acres
