Duplex With Detached
For Sale
$425,000
427 W Race St, Pottstown, PA 19464
Two separate residences combine classic architectural details with updated interiors, outdoor space, and detached storage.
Property Size1,782 SF
Price / SF$238.50
Days on Market15
Property Features for 427 W Race St
General Information
Standard status
Active
Size
1,782 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
front porch
back patio
yard
detached garage
Building Details
Year Built
1910
Buildings
2
Listing Agency:
Keller Williams Realty Group
Listed By:
Joymarie DeFruscio
Source:
Viewmarylandhomesforsale
Added: Sep 4
Changed: Sep 10
Last Checked: Sep 18 at 7:44AM
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 Keller Williams Realty Group
Investment Insights
Based on property information with market context.
Built in 1910, this duplex property includes a 1,782-square-foot main residence and a separate cottage. The primary home features three second-floor bedrooms, a private third-floor bedroom, two full bathrooms, a formal dining room, living room, and eat-in kitchen with stainless steel appliances. Original built-ins complement improvements such as newer windows, new flooring, fresh paint, new carpeting, and updated appliances.
The detached cottage adds a second living space with an updated kitchen, living room, large bedroom, full bathroom, and additional flex area suitable for an office or hobby room. Exterior features include a front porch, back patio, open yard, and detached garage with additional storage. The property is located at 427 W Race St in Pottstown, Pennsylvania.
The detached cottage adds a second living space with an updated kitchen, living room, large bedroom, full bathroom, and additional flex area suitable for an office or hobby room. Exterior features include a front porch, back patio, open yard, and detached garage with additional storage. The property is located at 427 W Race St in Pottstown, Pennsylvania.
Key Highlights
- 1,782‑square‑foot main residence with four bedrooms and two full bathrooms
- Separate cottage with updated kitchen, large bedroom, full bathroom, and flex space
- Main home includes formal dining room, eat‑in kitchen, living room, and original built‑ins
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
$20,477
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
4.82%
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%
$409,540
$409.5K
Cap Rate 7%
$292,529
$292.5K
Cap Rate 9%
$227,522
$227.5K
Market Conditions
NOI Build-Up for 1,782 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
$34.2K $19.20/SF
− Vacancy
−$5.0K −$2.78/SF
EGI
$29.3K $16.42/SF
− OpEx
−$8.8K −$4.92/SF
NOI
$20.5K $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%
$409,540
Cap Rate 7%
$292,529
Cap Rate 9%
$227,522
Alternative Uses
Best Use
Multifamily LT 5
$292.5K
$256.0K – $341.3K
NOI $20,477 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$276.0K
$241.5K – $322.1K
NOI $19,323 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$540.3K
$472.8K – $630.3K
NOI $37,820 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
249
Businesses Nearby
Explore this area
Business Placement
Demographics for 19464, PA
48,409
Population
19,985
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
91%
High-School Grad
25.6 sq mi
ZIP Area
1,891
Density / Sq Mi
$76,338
Median Household Income
$44,888
Median Earnings
$1,226
Median Rent
$231,700
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 separate residences combine classic architectural details with updated interiors, outdoor space, and detached storage.
Where is this duplex located?
The property is located at 427 W Race St Pottstown, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,782‑square‑foot main residence with four bedrooms and two full bathrooms; Separate cottage with updated kitchen, large bedroom, full bathroom, and flex space; Main home includes formal dining room, eat‑in kitchen, living room, and original built‑ins
