Mixed-Use Shell with
New
For Sale
$224,900
4200 W LINCOLN, Downingtown, PA 19335
Multi-Family, DOWNINGTOWN, PA
Property Size1,276 SF
Lot Size0.26 Acres
Price / SF$176.25
Days on Market3
Property Features for 4200 W LINCOLN
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Parking features
Parking Lot
Elementary school district
COATESVILLE AREA
Middle school district
COATESVILLE AREA
High school district
COATESVILLE AREA
Standard status
Active
Size
1,276 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Annual Amount
4253
Building Details
Year built
1920
Number of units
1
Building materials
Stucco
Architectural style
Colonial
Listing Agency:
RE/MAX Professional Realty · RE/MAX International
(610) 363-8444
Listed By:
Anthony DeSanctis · License #RS218455L
(610) 363-4091
Added: Sep 15
Last Checked: Sep 17 at 2:06PM
MLS# PACT2136030
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,276-square-foot mixed-use property is a 2.5-story Colonial structure built in 1920 and currently configured as a shell. Stucco construction, a basement, and the existing floor arrangement provide a starting point for a custom interior buildout. The property can be developed as a single unit or configured for multiple units, with potential retail or professional office space on the first floor and residential space above as described in the available use concept.
The property is located in the Thorndale Village Center area at 4200 W Lincoln in Downingtown, Pennsylvania. C1 zoning supports mixed usage, and the sale includes the adjoining lot, which provides a parking lot component. The combined parcel area is 0.2593 acres.
The property is located in the Thorndale Village Center area at 4200 W Lincoln in Downingtown, Pennsylvania. C1 zoning supports mixed usage, and the sale includes the adjoining lot, which provides a parking lot component. The combined parcel area is 0.2593 acres.
Key Highlights
- 1,276‑square‑foot mixed‑use property on 0.2593 acres
- 2.5‑story Colonial structure built in 1920
- C1 zoning provides for mixed usage
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
$19,556
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
8.70%
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%
$391,120
$391.1K
Cap Rate 7%
$279,371
$279.4K
Cap Rate 9%
$217,289
$217.3K
Market Conditions
NOI Build-Up for 1,276 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
$36.6K $28.68/SF
− Vacancy
−$5.3K −$4.16/SF
EGI
$31.3K $24.52/SF
− OpEx
−$11.7K −$9.20/SF
NOI
$19.6K $15.33/SF
Area
Chester County, PA
Vacancy
14.50%
Lease Rate
$28.68 /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%
$391,120
Cap Rate 7%
$279,371
Cap Rate 9%
$217,289
Alternative Uses
Best Use
Mixed Use
$279.4K
$244.5K – $325.9K
NOI $19,556 @ 7.0% cap · market cap 8.70%
Second Best
Retail
$206.0K
$180.3K – $240.4K
NOI $14,422 @ 7.0% cap · market cap 6.41%
Theoretical Best
Office A
$386.9K
$338.5K – $451.4K
NOI $27,081 @ 7.0% cap · market cap 12.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
282
Businesses Nearby
122k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Groceries 25%
Dining 25%
Electronics 1%
Wawa
Shops & Services
43,643 visits/mo
0.4 miles
ACME Markets
Groceries
30,163 visits/mo
0.2 miles
McDonald's
Dining
21,197 visits/mo
0.4 miles
Dunkin' Donuts
Dining
8,903 visits/mo
0.3 miles
TD Bank
Shops & Services
4,419 visits/mo
0.3 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C1-zoned property offers a blank-shell configuration for retail or professional office use.
Where is this mixed-use property located?
The property is located at 4200 W LINCOLN Downingtown, PA.
What is the asking price?
The asking price for this property is $224,900.
What are key features of this property?
This property features: 1,276‑square‑foot mixed‑use property on 0.2593 acres; 2.5‑story Colonial structure built in 1920; C1 zoning provides for mixed usage
