Brick Two-Unit
For Sale
$280,000
Pending
645 East High Street, Pottstown, PA 19464
One apartment is leased while the second is vacant, supporting flexible occupancy arrangements.
Property Size1,866 SF
Days on Market144
Property Features for 645 East High Street
General Information
Standard status
Pending
Size
1,866 SF
Property subtype
Multi-Family / Fee Simple
Zoning
OR
Taxes and HOA fees
Annual Taxes
$5,049
Amenities
No
Kitchen - Eat-In
No Pool
Above Grade, Below Grade
Sidewalks, Street Lights
Building Details
Year Built
1927
Listing Agency:
Coldwell Banker Realty
(717) 925-9172
Listed By:
CJ Pierre · License #rs332617
(717) 925-9172
Source:
Compass
Added: Apr 9
Changed: Aug 29
Last Checked: Aug 29 at 3:06PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This 1,866-square-foot duplex is a 1927 brick twin with two separate apartments. The lower residence contains one bedroom, a den, living space, and direct access to the backyard, along with front and rear porches. The upper apartment is vacant and offers two bedrooms, an eat-in kitchen, a generously sized living room, and bay windows; it has also been recently updated. A full basement provides storage and laundry hookups, while separate gas and electric utilities simplify unit-level management.
The property is located at 645 East High Street in Pottstown’s historic district, near The Hill School, local shops, dining, and transit. Sidewalks and street lights serve the surrounding area, and the property is zoned OR. One unit is occupied by a long-term tenant, while the other is available for occupancy.
The property is located at 645 East High Street in Pottstown’s historic district, near The Hill School, local shops, dining, and transit. Sidewalks and street lights serve the surrounding area, and the property is zoned OR. One unit is occupied by a long-term tenant, while the other is available for occupancy.
Key Highlights
- 1,866‑square‑foot duplex with two separate apartments
- 1927 brick construction with historic architectural character
- Lower unit includes 1 bedroom, a den, backyard access, and porches
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
$21,443
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
7.66%
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%
$428,860
$428.9K
Cap Rate 7%
$306,329
$306.3K
Cap Rate 9%
$238,256
$238.3K
Market Conditions
NOI Build-Up for 1,866 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
$35.8K $19.20/SF
− Vacancy
−$5.2K −$2.78/SF
EGI
$30.6K $16.42/SF
− OpEx
−$9.2K −$4.92/SF
NOI
$21.4K $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%
$428,860
Cap Rate 7%
$306,329
Cap Rate 9%
$238,256
Alternative Uses
Best Use
Multifamily LT 5
$306.3K
$268.0K – $357.4K
NOI $21,443 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$289.1K
$252.9K – $337.2K
NOI $20,234 @ 7.0% cap · market cap 7.23%
Theoretical Best
Office A
$565.8K
$495.0K – $660.1K
NOI $39,603 @ 7.0% cap · market cap 14.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
692
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - One apartment is leased while the second is vacant, supporting flexible occupancy arrangements.
Where is this duplex located?
The property is located at 645 East High Street Pottstown, PA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 1,866‑square‑foot duplex with two separate apartments; 1927 brick construction with historic architectural character; Lower unit includes 1 bedroom, a den, backyard access, and porches
