Historic Timber-Frame Wedding
For Sale
$1,795,000
350 Warwick Rd, Elverson, PA 19520
Restored timber-frame barn on 8 scenic acres with event space, restaurant, and distillery production areas.
Property Size9,900 SF
Lot Size8.00 Acres
Price / SF$181.31
Days on Market126
Property Features for 350 Warwick Rd
General Information
Standard status
Active
Size
9,900 SF
Lot size
8.00 Acres
Property subtype
Commercial
Building Details
Year Built
1920
Stories
2
Construction
timber frame
Listing Agency:
Zommick McMahon Commercial Real Estate
Listed By:
James Pinckney · License #PENNSYLVANIAAB068954
(610) 359-1100
Source:
Baltimoreharfordhomesforsale
Added: May 15
Changed: Sep 9
Last Checked: Sep 16 at 9:46PM
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 Zommick McMahon Commercial Real Estate
Investment Insights
Based on property information with market context.
350 Warwick Road is a restored historic timber-frame barn wedding and event venue on 8 picturesque acres in northern Chester County. The property totals approximately 9,900 square feet of versatile, flexible space and is currently improved as the Botanery Barn Distillery & Restaurant.
The barn’s architectural character includes dramatic exposed timber framing, original stone walls, and soaring ceilings, with expansive open gathering areas designed for events. The layout is described as flexible with a two-story configuration, combining former tasting room and restaurant space with production and storage areas. Shipping and receiving space and multiple overhead doors support operational flexibility. The property also includes abundant support areas.
Outside, the scenic rural setting is paired with mature landscaping, generous on-site parking, and existing well and septic infrastructure already in place, helping support day-to-day operations and guest arrivals.
The barn’s architectural character includes dramatic exposed timber framing, original stone walls, and soaring ceilings, with expansive open gathering areas designed for events. The layout is described as flexible with a two-story configuration, combining former tasting room and restaurant space with production and storage areas. Shipping and receiving space and multiple overhead doors support operational flexibility. The property also includes abundant support areas.
Outside, the scenic rural setting is paired with mature landscaping, generous on-site parking, and existing well and septic infrastructure already in place, helping support day-to-day operations and guest arrivals.
Key Highlights
- Approximately 9,900 SF restored historic timber‑frame barn wedding and event venue
- On 8 scenic acres with a rural arrival setting and mature landscaping
- Currently operated as Botanery Barn Distillery & Restaurant with event, restaurant, and production space
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
$97,759
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
5.45%
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%
$1,955,180
$2.0M
Cap Rate 7%
$1,396,557
$1.4M
Cap Rate 9%
$1,086,211
$1.1M
Market Conditions
NOI Build-Up for 9,900 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
$141.4K $14.28/SF
− Vacancy
−$11.0K −$1.11/SF
EGI
$130.3K $13.17/SF
− OpEx
−$32.6K −$3.29/SF
NOI
$97.8K $9.87/SF
Area
Chester County, PA
Vacancy
7.80%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
25.00%
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%
$1,955,180
Cap Rate 7%
$1,396,557
Cap Rate 9%
$1,086,211
Alternative Uses
Best Use
Specialty Retail
$1.40M
$1.22M – $1.63M
NOI $97,759 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.00M
$2.63M – $3.50M
NOI $210,111 @ 7.0% cap · market cap 11.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 19520, PA
5,932
Population
2,532
Households
2.3
Avg Household Size
50
Median Age
36%
College-Educated
91%
High-School Grad
37.5 sq mi
ZIP Area
158
Density / Sq Mi
$98,882
Median Household Income
$50,474
Median Earnings
$1,111
Median Rent
$403,600
Median Home Value
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Wedding venue - Restored timber-frame barn on 8 scenic acres with event space, restaurant, and distillery production areas.
Where is this wedding venue located?
The property is located at 350 Warwick Rd Elverson, PA.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Approximately 9,900 SF restored historic timber‑frame barn wedding and event venue; On 8 scenic acres with a rural arrival setting and mature landscaping; Currently operated as Botanery Barn Distillery & Restaurant with event, restaurant, and production space
