Updated Duplex with Finished Third
For Sale
$475,000
355 NUTT ROAD, Phoenixville, PA 19460
Two-unit residential property with an updated kitchen, new flooring, finished third floor, and dedicated basement laundry areas.
Property Size1,924 SF
Price / SF$246.88
Days on Market58
Property Features for 355 NUTT ROAD
General Information
Standard status
Active
Size
1,924 SF
Property subtype
Duplex
Building Details
Year Built
1900
Year Renovated
2026
Buildings
1
Tenancy
Multi
Listing Agency:
RE/MAX Action Associates
(610) 363-2001
Listed By:
Jen Hewczuk · License #RS345320
(267) 253-5835
Source:
Cummingsrealtors
Added: Jul 23
Changed: Sep 17
Last Checked: Sep 16 at 5:37PM
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 RE/MAX Action Associates
Investment Insights
Based on property information with market context.
Built in 1900, this duplex includes two established residential units with distinct layouts and basement laundry access. The first-floor unit offers 2 bedrooms and 1 full bathroom, along with a brand-new kitchen, new flooring, and direct access to the basement. The second unit spans two levels and provides 4 bedrooms and 2 full bathrooms. Its third floor was finished in 2026, adding 2 bedrooms and a full bathroom.
Major improvements include a newer heating system installed in 2023, kitchen and flooring updates in the first-floor unit completed in 2026, and the finished third floor completed in 2026. Unit 1 is currently rented through April 30, 2027, while Unit 2 is currently being marketed for rent. The property is located just minutes from downtown Phoenixville, with nearby restaurants, breweries, boutiques, parks, and entertainment.
Major improvements include a newer heating system installed in 2023, kitchen and flooring updates in the first-floor unit completed in 2026, and the finished third floor completed in 2026. Unit 1 is currently rented through April 30, 2027, while Unit 2 is currently being marketed for rent. The property is located just minutes from downtown Phoenixville, with nearby restaurants, breweries, boutiques, parks, and entertainment.
Key Highlights
- Duplex built in 1900 with 1,924 square feet
- First‑floor unit includes 2 bedrooms, 1 full bathroom, updated kitchen, and new flooring
- Second unit spans 2 levels with 4 bedrooms and 2 full bathrooms
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
$22,109
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
4.65%
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%
$442,180
$442.2K
Cap Rate 7%
$315,843
$315.8K
Cap Rate 9%
$245,656
$245.7K
Market Conditions
NOI Build-Up for 1,924 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
$36.9K $19.20/SF
− Vacancy
−$5.4K −$2.78/SF
EGI
$31.6K $16.42/SF
− OpEx
−$9.5K −$4.92/SF
NOI
$22.1K $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%
$442,180
Cap Rate 7%
$315,843
Cap Rate 9%
$245,656
Alternative Uses
Best Use
Multifamily LT 5
$315.8K
$276.4K – $368.5K
NOI $22,109 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$298.0K
$260.8K – $347.7K
NOI $20,863 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$583.3K
$510.4K – $680.6K
NOI $40,834 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,581
Businesses Nearby
Explore this area
Business Placement
Demographics for 19460, PA
43,611
Population
18,881
Households
2.3
Avg Household Size
40
Median Age
58%
College-Educated
96%
High-School Grad
34.5 sq mi
ZIP Area
1,264
Density / Sq Mi
$120,472
Median Household Income
$65,879
Median Earnings
$1,622
Median Rent
$426,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with an updated kitchen, new flooring, finished third floor, and dedicated basement laundry areas.
Where is this duplex located?
The property is located at 355 NUTT ROAD Phoenixville, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Duplex built in 1900 with 1,924 square feet; First‑floor unit includes 2 bedrooms, 1 full bathroom, updated kitchen, and new flooring; Second unit spans 2 levels with 4 bedrooms and 2 full bathrooms
