West Chester Flex Space
For Sale
Contact for pricing
660 Tower Ln, West Chester, PA 19381
Flex space in West Chester with loading dock and parking.
Property Size11,000 SF
Price / SF$136.36
Days on Market174
Property Features for 660 Tower Ln
General Information
Standard status
Active
Size
11,000 SF
Class
C
Total Parking Spaces
20
Property subtype
Industrial, Mixed Use
Zoning
C2
Building Details
Year Built
1978
Buildings
1
Stories
2
Units
1
Listing Agency:
Zommick McMahon Commercial Real Estate Inc
(610) 357-8564
Listed By:
Scott Mccabe · License #PA
Source:
Crexi
Added: Feb 20
Changed: Aug 8
Last Checked: Aug 11 at 12:41PM
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 Zommick McMahon Commercial Real Estate Inc
Investment Insights
Based on property information with market context.
Located in West Chester, Pennsylvania, this property offers approximately 11,000 square feet of flex space. The building is zoned C2 Commercial and features three-phase, 400 AMP power. A loading dock is available, and the property includes ample on-site parking. The location provides convenient access to multiple destinations and public transportation.
Key Highlights
- ± 11,000 SF Flex Space Available
- Prime location in West Chester, PA
- Zoned C2 Commercial
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
$112,514
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
7.50%
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%
$2,250,280
$2.3M
Cap Rate 7%
$1,607,343
$1.6M
Cap Rate 9%
$1,250,156
$1.3M
Market Conditions
NOI Build-Up for 11,000 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
$143.9K $13.08/SF
− Vacancy
−$11.5K −$1.05/SF
EGI
$132.4K $12.03/SF
− OpEx
−$19.9K −$1.81/SF
NOI
$112.5K $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%
$2,250,280
Cap Rate 7%
$1,607,343
Cap Rate 9%
$1,250,156
Alternative Uses
Best Use
Warehouse
$1.61M
$1.41M – $1.88M
NOI $112,514 @ 7.0% cap · market cap 7.50%
Second Best
Flex RnD
$1.34M
$1.18M – $1.57M
NOI $94,138 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$3.34M
$2.92M – $3.89M
NOI $233,456 @ 7.0% cap · market cap 15.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial 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?
Flex space - Flex space in West Chester with loading dock and parking.
Where is this flex space located?
The property is located at 660 Tower Ln West Chester, PA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: ± 11,000 SF Flex Space Available; Prime location in West Chester, PA; Zoned C2 Commercial
