Mixed-Use Property with Two Living
For Sale
$624,900
3211 Pricetown Rd, Fleetwood, PA 19522
Rehabilitated two-unit residence accompanies a commercially zoned front parcel with public sewer.
Property Size2,256 SF
Price / SF$276.99
Days on Market146
Property Features for 3211 Pricetown Rd
General Information
Standard status
Active
Size
2,256 SF
Taxes and HOA fees
Annual Taxes
$5,782
Listing Agency:
EXP Realty LLC
(484) 707-8440
Listed By:
Zack Nebbaki · License #RS329383
(484) 707-8440
Source:
Exprealty
Added: Apr 7
Changed: Aug 30
Last Checked: Aug 30 at 6:25AM
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 EXP Realty LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines a fully rehabilitated residence with a separate commercially zoned front lot. The home contains two distinct living units and features updated HVAC systems, kitchens, bathrooms, and hardwood flooring. An existing four-car barn and parking for 8+ vehicles add useful on-site improvements.
The property encompasses nearly 5 acres, including a 1-acre commercial parcel along Pricetown Road in Fleetwood. Public sewer is already in place, and the commercial portion has a previously approved 10, 000 sq ft building footprint. The residential acreage occupies the balance of the property, creating a combined live-and-work or rental configuration with additional commercial development capacity.
The property encompasses nearly 5 acres, including a 1-acre commercial parcel along Pricetown Road in Fleetwood. Public sewer is already in place, and the commercial portion has a previously approved 10, 000 sq ft building footprint. The residential acreage occupies the balance of the property, creating a combined live-and-work or rental configuration with additional commercial development capacity.
Key Highlights
- Nearly 5 acres with a 1‑acre commercially zoned front lot
- Previously approved 10, 000 sq ft building footprint
- Fully rehabilitated home with two separate living units
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
$22,334
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
3.57%
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%
$446,680
$446.7K
Cap Rate 7%
$319,057
$319.1K
Cap Rate 9%
$248,156
$248.2K
Market Conditions
NOI Build-Up for 2,256 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
$40.6K $18.00/SF
− Vacancy
−$4.9K −$2.16/SF
EGI
$35.7K $15.84/SF
− OpEx
−$13.4K −$5.94/SF
NOI
$22.3K $9.90/SF
Area
Berks County, PA
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$446,680
Cap Rate 7%
$319,057
Cap Rate 9%
$248,156
Alternative Uses
Best Use
Mixed Use
$319.1K
$279.2K – $372.2K
NOI $22,334 @ 7.0% cap · market cap 3.57%
Second Best
Multifamily LT 5
$317.7K
$278.0K – $370.7K
NOI $22,241 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$370.3K
$324.1K – $432.1K
NOI $25,924 @ 7.0% cap · market cap 4.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 19522, PA
14,098
Population
5,625
Households
2.5
Avg Household Size
45
Median Age
24%
College-Educated
91%
High-School Grad
46.6 sq mi
ZIP Area
303
Density / Sq Mi
$95,366
Median Household Income
$51,043
Median Earnings
$1,202
Median Rent
$255,300
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 - Rehabilitated two-unit residence accompanies a commercially zoned front parcel with public sewer.
Where is this mixed-use property located?
The property is located at 3211 Pricetown Rd Fleetwood, PA.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: Nearly 5 acres with a 1‑acre commercially zoned front lot; Previously approved 10, 000 sq ft building footprint; Fully rehabilitated home with two separate living units
