Flex Warehouse and Office
For Sale
$950,000
602 Jeffers Circle Unit 106-107, Exton, PA 19341
Combined Suite 106 and 107 offer office space with private offices and a warehouse with two drive-in doors.
Property Size5,580 SF
Price / SF$170.25
Days on Market321
Property Features for 602 Jeffers Circle Unit 106-107
General Information
Standard status
Active
Size
5,580 SF
Property subtype
Commercial
Lease Term
[]
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
2
Amenities
open layout
natural lighting
carpeted floors
private offices
employee breakroom
kitchenette
storage closet
Building Details
Year Built
1989
Listing Agency:
Beiler-Campbell Realtors-Kennett Square
Listed By:
Andrew P Crawford · License #275748
(610) 299-0500
Source:
Deepcreeklake
Added: Oct 20, 2025
Changed: Sep 4
Last Checked: Sep 5 at 8:54AM
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 Beiler-Campbell Realtors-Kennett Square
Investment Insights
Based on property information with market context.
This offering includes Suite 106 and Suite 107 within Valley View Business Park, combining for a total of 5,580 square feet. The space is configured with 3,880 square feet of warehouse area and 1,700 square feet of office space. The office portion features a flexible, open layout with natural lighting, carpeted floors, three private offices, and an employee breakroom with kitchenette, along with a storage closet.
The warehouse is built for practical operations, with heavy-duty flooring, built-in shelving, 15–16' ceilings, and two drive-in doors. Both suites are being offered together as a single flex option within the business park setting.
Internally, the layout supports a combined work-and-storage configuration, pairing office finishes and private rooms with a high-clearance warehouse and direct drive-in access.
The warehouse is built for practical operations, with heavy-duty flooring, built-in shelving, 15–16' ceilings, and two drive-in doors. Both suites are being offered together as a single flex option within the business park setting.
Internally, the layout supports a combined work-and-storage configuration, pairing office finishes and private rooms with a high-clearance warehouse and direct drive-in access.
Key Highlights
- 1989‑built industrial/commercial space in Valley View Business Park, offering Suites 106 and 107 combined
- Total combined size: 5,580 SF (+/- 2,692 SF in Suite 106 and +/- 2,888 SF in Suite 107)
- Warehouse includes 3,880 SF with heavy‑duty flooring, built‑in shelving, 15–16' ceilings, and 2 drive‑in doors
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
Office B
$1.25M
$1.10M – $1.46M
NOI $87,727 @ 7.0% cap · market cap 9.23%
Second Best
Warehouse
$815.4K
$713.4K – $951.3K
NOI $57,075 @ 7.0% cap · market cap 6.01%
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Combined Suite 106 and 107 offer office space with private offices and a warehouse with two drive-in doors.
Where is this flex space located?
The property is located at 602 Jeffers Circle Unit 106-107 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: 1989‑built industrial/commercial space in Valley View Business Park, offering Suites 106 and 107 combined; Total combined size: 5,580 SF (+/- 2,692 SF in Suite 106 and +/- 2,888 SF in Suite 107); Warehouse includes 3,880 SF with heavy‑duty flooring, built‑in shelving, 15–16' ceilings, and 2 drive‑in doors
