Flex Warehouse Office
For Sale
$950,000
602 JEFFERS Circle, Exton, PA 19341
Commercial Sale - EXTON, PA
Property Size5,580 SF
Price / SF$170.25
Days on Market285
Property Features for 602 JEFFERS Circle
General Information
Property type
Other
Property subtype
Office
Parking
110
Parking features
Parking Lot
Elementary school district
WEST CHESTER AREA
Middle school district
WEST CHESTER AREA
High school district
WEST CHESTER AREA
Standard status
Active
Size
5,580 SF
Taxes and HOA fees
Tax Annual Amount
11969
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1989
Number of units
2
Building materials
Masonry, CPVC/PVC, Concrete, Stucco
Listing Agency:
Beiler-Campbell Realtors-Kennett Square
(610) 444-7600
Listed By:
Andrew P Crawford · License #RS275748
(610) 299-0500
Added: Oct 31, 2025
Changed: Jun 9
Last Checked: Aug 11 at 12:06PM
MLS# PACT2112726
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 offering includes Suite 106 and Suite 107 within Valley View Business Park, sold together for a combined total of approximately 5,580 square feet. Suite 106 is approximately 2,692 square feet, and Suite 107 is approximately 2,888 square feet. The combined layout provides warehouse space of 3,880 square feet alongside office space of 1,700 square feet.
The office area is flexible and features an open layout with natural lighting and carpeted floors, plus three private offices. The warehouse includes heavy-duty flooring, built-in shelving, and 15 to 16-foot ceilings, with two drive-in doors for convenient loading and operations. An employee breakroom with kitchenette and a storage closet are included.
This configuration is well-suited for businesses that need functional warehouse space paired with on-site offices, including private rooms for staff and a comfortable area for breaks. With two drive-in doors, the space supports practical day-to-day logistics while keeping workstations and meeting space within the same suite footprint. As a for-sale offering, it provides an ownership option for an owner-operator or an investor seeking a mixed warehouse and office setup in Valley View Business Park.
The office area is flexible and features an open layout with natural lighting and carpeted floors, plus three private offices. The warehouse includes heavy-duty flooring, built-in shelving, and 15 to 16-foot ceilings, with two drive-in doors for convenient loading and operations. An employee breakroom with kitchenette and a storage closet are included.
This configuration is well-suited for businesses that need functional warehouse space paired with on-site offices, including private rooms for staff and a comfortable area for breaks. With two drive-in doors, the space supports practical day-to-day logistics while keeping workstations and meeting space within the same suite footprint. As a for-sale offering, it provides an ownership option for an owner-operator or an investor seeking a mixed warehouse and office setup in Valley View Business Park.
Key Highlights
- 5,580 sf total space with a combination of warehouse and office space.
- Large Warehouse Space: 3,880 sf with heavy‑duty flooring, built‑in shelving, and 15‑16' ceilings.
- Two Drive‑in Doors for convenient warehouse access.
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
$57,075
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
6.01%
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%
$1,141,500
$1.1M
Cap Rate 7%
$815,357
$815.4K
Cap Rate 9%
$634,167
$634.2K
Market Conditions
NOI Build-Up for 5,580 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
$73.0K $13.08/SF
− Vacancy
−$5.8K −$1.05/SF
EGI
$67.1K $12.03/SF
− OpEx
−$10.1K −$1.81/SF
NOI
$57.1K $10.23/SF
Area
Chester County, PA
Vacancy
8.00%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
15.00%
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%
$1,141,500
Cap Rate 7%
$815,357
Cap Rate 9%
$634,167
Alternative Uses
Best Use
Warehouse
$815.4K
$713.4K – $951.3K
NOI $57,075 @ 7.0% cap · market cap 6.01%
Second Best
Flex RnD
$682.2K
$596.9K – $795.9K
NOI $47,754 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,426 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19341, PA
18,808
Population
9,209
Households
2
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
13.7 sq mi
ZIP Area
1,373
Density / Sq Mi
$122,992
Median Household Income
$71,565
Median Earnings
$2,045
Median Rent
$486,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two combined suites offer warehouse space with drive-in doors plus flexible office layout for day-to-day operations.
Where is this flex space located?
The property is located at 602 JEFFERS Circle Exton, PA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 5,580 sf total space with a combination of warehouse and office space.; Large Warehouse Space: 3,880 sf with heavy‑duty flooring, built‑in shelving, and 15‑16' ceilings.; Two Drive‑in Doors for convenient warehouse access.
