Duplex With Separate
New
For Sale
$425,000
427 W RACE Street, Pottstown, PA 19464
Multi-Family, POTTSTOWN, PA
Property Size1,782 SF
Lot Size0.18 Acres
Price / SF$238.50
Days on Market7
Property Features for 427 W RACE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Dining Room, Basement
Parking
1
Parking features
On Street, Off Street, Garage - Detached
Interior features
2nd Kitchen, Attic, Bathroom - Tub Shower, Built-Ins, Carpet, Cedar Closet(s), Ceiling Fan(s), Dining Area, Entry Level Bedroom, Formal/Separate Dining Room, Kitchen - Eat-In
Appliances
Dishwasher, Oven/Range - Electric
Subdivision
NONE AVAILABLE
Elementary school district
POTTSGROVE
Middle school district
POTTSGROVE
High school district
POTTSGROVE
Standard status
Active
Size
1,782 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
6071
Utilities
Heating system
Hot Water(Heating)
Cooling system
Ceiling Fan(s)
Amenities
front porch
back patio
large open yard
garage
Building Details
Year built
1910
Number of units
2
Building materials
Brick, Wood Siding
Architectural style
Cottage
Listing Agency:
Keller Williams Realty Group
(610) 792-5900
Listed By:
Joymarie DeFruscio · License #RS312418
(484) 614-2204
Added: Sep 10
Changed: Sep 13
Last Checked: Sep 16 at 6:06PM
MLS# PAMC2193514
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 duplex property pairs a 1,782-square-foot main residence with a separate cottage. The primary home includes four bedrooms, two full bathrooms, a formal dining room, living room, eat-in kitchen, built-ins, and a front porch. Recent improvements include new flooring, fresh paint, newer windows, carpeting, and updated appliances. The cottage adds an updated kitchen, living room, large bedroom, full bathroom, and flexible bonus space suitable for an office or hobby area.
Outdoor improvements include a back patio, open yard, detached garage, additional storage, off-street parking, and on-street parking. Built in 1910, the property features brick and wood siding, hot-water heating, ceiling fans, and a 0.1768-acre lot. Its two separate living spaces provide options for an owner-occupant, extended household, or rental arrangement, subject to municipal verification of permitted uses and occupancy requirements.
Outdoor improvements include a back patio, open yard, detached garage, additional storage, off-street parking, and on-street parking. Built in 1910, the property features brick and wood siding, hot-water heating, ceiling fans, and a 0.1768-acre lot. Its two separate living spaces provide options for an owner-occupant, extended household, or rental arrangement, subject to municipal verification of permitted uses and occupancy requirements.
Key Highlights
- Two separate living spaces on a 0.1768‑acre lot
- Main residence measures 1,782 square feet
- Main home includes four 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
$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
232
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
Check the figures for this property
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 distinct residences combine classic character, updated interiors, outdoor space, and flexible occupancy options.
Where is this duplex located?
The property is located at 427 W RACE Street 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: Two separate living spaces on a 0.1768‑acre lot; Main residence measures 1,782 square feet; Main home includes four bedrooms and 2 full bathrooms
