Building Details

Year Built 1910

Listing Agency: Real of Pennsylvania

Listed By: Beau McGettigan · License #AB069815 Show Phone

Source: Riverfoxrealty

Added: Aug 9 Changed: Sep 16 Last Checked: Sep 29 at 10:45AM

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Investment Insights

Based on property information with market context.

This apartment building contains six residential units: five with two bedrooms and one bathroom, plus one with one bedroom and one bathroom. The resident mix includes Housing Authority of Chester County participants and private-pay occupants, with five units supported by government-backed rental assistance.

The property is at 441 W 1st Ave in Parkesburg Borough, Pennsylvania, with access to the Route 30 corridor, public transportation, shopping, regional employment centers, and nearby municipalities. The asset is offered within a 75-unit portfolio comprising 11 multifamily and mixed-use properties across Chester County and is not available for individual purchase.

Key Highlights

• Six apartment units with five 2‑bedroom/1‑bathroom units and one 1‑bedroom/1‑bathroom unit
• Five of six units benefit from government‑backed rental assistance
• Resident base includes HACC‑supported and private‑pay occupants

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

$90,662

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

8.36%

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%

$1,813,240 $1.8M

Cap Rate 7%

$1,295,171 $1.3M

Cap Rate 9%

$1,007,356 $1.0M

Market Conditions

NOI Build-Up for 8,361 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

$178.6K $21.36/SF

− Vacancy

−$13.8K −$1.64/SF

EGI

$164.8K $19.72/SF

− OpEx

−$74.2K −$8.87/SF

NOI

$90.7K $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%

$1,813,240

Cap Rate 7%

$1,295,171

Cap Rate 9%

$1,007,356

Alternative Uses

Best Use

Apartment 5plus

$1.30M

$1.13M – $1.51M (±1% cap)

NOI $90,662 @ 7.0% cap · market cap 8.36%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.53M

$2.22M – $2.96M (±1% cap)

NOI $177,448 @ 7.0% cap · market cap 16.35%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Apartment buildings

Suggested Use

Top Pick Real Estate Agency Law Firm Parking Lot & Garage Hair Salon (Bike/Boat/Book/etc) Store Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

75

Residential units

Location Intelligence

Trade Area within ½ mile

226

Businesses Nearby

Explore this area Business Placement

Demographics for 19365, PA

7,410

Population

2,818

Households

2.6

Avg Household Size

38

Median Age

30%

College-Educated

89%

High-School Grad

16.5 sq mi

ZIP Area

449

Density / Sq Mi

$92,137

Median Household Income

$48,065

Median Earnings

$1,256

Median Rent

$300,000

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Apartment building - Multifamily property with mixed one- and two-bedroom layouts and government-backed rental assistance in place.

Where is this apartment building located?

The property is located at 441 W 1st Ave Parkesburg, PA.

What is the asking price?

The asking price for this property is $1,085,000.

What are key features of this property?

This property features: Six apartment units with five 2‑bedroom/1‑bathroom units and one 1‑bedroom/1‑bathroom unit; Five of six units benefit from government‑backed rental assistance; Resident base includes HACC‑supported and private‑pay occupants