Five-Unit Apartment
New
For Sale
$970,000
3809 N Humpton Rd, Downingtown, PA 19335
Multifamily property with one-bedroom apartments in an established Downingtown residential setting.
Property Size4,830 SF
Price / SF$200.83
Days on Market7
Property Features for 3809 N Humpton Rd
General Information
Standard status
Active
Size
4,830 SF
Additional Details
Multifamily Units
75
Building Details
Year Built
1948
Buildings
11
Listing Agency:
Real of Pennsylvania
(215) 664-1091
Listed By:
Beau McGettigan · License #AB069815
Source:
Lgagne
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 28 at 2:04PM
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 Real of Pennsylvania
Investment Insights
Based on property information with market context.
Built in 1948, this 4,830-square-foot multifamily property contains five one-bedroom, one-bathroom apartments. The resident profile includes both Housing Authority of Chester County participants and private-pay occupants, creating a mixed tenancy structure within the building.
The property is located at 3809 N Humpton Rd in Downingtown, Pennsylvania, within an established residential neighborhood. Shopping, public transportation, regional commuter routes, and major employment centers are identified as accessible from the property.
The asset is offered as part of a 75-unit portfolio containing 11 multifamily and mixed-use properties throughout Chester County. It is one of five properties governed by a financing arrangement and is not available for individual purchase. Portfolio diligence materials include rent rolls, operating statements, financial information, and an Offering Memorandum for qualified purchasers.
The property is located at 3809 N Humpton Rd in Downingtown, Pennsylvania, within an established residential neighborhood. Shopping, public transportation, regional commuter routes, and major employment centers are identified as accessible from the property.
The asset is offered as part of a 75-unit portfolio containing 11 multifamily and mixed-use properties throughout Chester County. It is one of five properties governed by a financing arrangement and is not available for individual purchase. Portfolio diligence materials include rent rolls, operating statements, financial information, and an Offering Memorandum for qualified purchasers.
Key Highlights
- Five one‑bedroom, one‑bathroom apartments
- 4,830 SF multifamily property built in 1948
- Mixed tenancy includes HACC and private‑pay residents
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
$52,374
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
5.40%
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%
$1,047,480
$1.0M
Cap Rate 7%
$748,200
$748.2K
Cap Rate 9%
$581,933
$581.9K
Market Conditions
NOI Build-Up for 4,830 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
$103.2K $21.36/SF
− Vacancy
−$7.9K −$1.64/SF
EGI
$95.2K $19.72/SF
− OpEx
−$42.9K −$8.87/SF
NOI
$52.4K $10.84/SF
Area
Chester County, PA
Vacancy
7.70%
Lease Rate
$21.36 /SF/Yr
Expense Ratio
45.00%
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%
$1,047,480
Cap Rate 7%
$748,200
Cap Rate 9%
$581,933
Alternative Uses
Best Use
Apartment 5plus
$748.2K
$654.7K – $872.9K
NOI $52,374 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,509 @ 7.0% cap · market cap 10.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
75
Residential units
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 19335, PA
52,406
Population
20,276
Households
2.6
Avg Household Size
40
Median Age
62%
College-Educated
98%
High-School Grad
43.3 sq mi
ZIP Area
1,210
Density / Sq Mi
$136,839
Median Household Income
$69,850
Median Earnings
$1,647
Median Rent
$464,400
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?
Apartment building - Multifamily property with one-bedroom apartments in an established Downingtown residential setting.
Where is this apartment building located?
The property is located at 3809 N Humpton Rd Downingtown, PA.
What is the asking price?
The asking price for this property is $970,000.
What are key features of this property?
This property features: Five one‑bedroom, one‑bathroom apartments; 4,830 SF multifamily property built in 1948; Mixed tenancy includes HACC and private‑pay residents
