Licensed Boarding House with
For Sale
$989,000
Pending
75 NUTT ROAD, Phoenixville, PA 19460
Nine-room boarding house offers shared living layouts, a private lower-level unit, and extensive off-street parking.
Property Size3,988 SF
Days on Market177
Property Features for 75 NUTT ROAD
General Information
Standard status
Pending
Size
3,988 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
RES
Occupancy
50%
Taxes and HOA fees
Annual Taxes
$10,569
Amenities
Central Air, Electric
Natural Gas, Radiant
Partially Finished
Gas Water Heater
Off Street, Garage, Detached
Other
Building Details
Building Size
3,988 SF
Year Built
1905
Tenancy
Multi
Listed By:
Mr. Gary A A Mercer SR.
(484) 699-9327
Source:
Evrealestate
Added: Mar 18
Changed: Aug 23
Last Checked: Sep 10 at 7:09AM
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 Mr. Gary A A Mercer SR.
Investment Insights
Based on property information with market context.
This licensed nine-room boarding house is configured for shared living with common spaces and tenant privacy. The lower level includes a studio-style apartment with a private entrance, kitchenette, and full bath. The main level features two bedrooms with a shared full bathroom and a shared kitchen and living area. The second floor has four bedrooms served by two full bathrooms, and the third floor includes a kitchenette, two bedrooms, and a full bath. The basement contains the mechanical systems while the upper levels are dedicated to residential use.
The property is located minutes from Phoenixville Hospital and downtown Phoenixville in Chester County. It is offered with month-to-month leases and is approximately 50% occupied, providing flexibility for a new owner. Off-street parking is available for approximately 10 vehicles plus a two-car garage.
Rooms are currently described as renting between $800 and $1,250 per month depending on size and configuration, supporting a multi-tenant rental income structure once fully leased.
The property is located minutes from Phoenixville Hospital and downtown Phoenixville in Chester County. It is offered with month-to-month leases and is approximately 50% occupied, providing flexibility for a new owner. Off-street parking is available for approximately 10 vehicles plus a two-car garage.
Rooms are currently described as renting between $800 and $1,250 per month depending on size and configuration, supporting a multi-tenant rental income structure once fully leased.
Key Highlights
- Licensed 9‑room boarding house with shared‑living setup and multiple bedroom configurations across three floors
- Lower level includes a studio‑style apartment with a private entrance, kitchenette, and full bath
- Second floor offers four bedrooms with two full bathrooms; third floor includes a kitchenette, two bedrooms, and a full bath
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
$43,243
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
4.37%
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%
$864,860
$864.9K
Cap Rate 7%
$617,757
$617.8K
Cap Rate 9%
$480,478
$480.5K
Market Conditions
NOI Build-Up for 3,988 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
$85.2K $21.36/SF
− Vacancy
−$6.6K −$1.64/SF
EGI
$78.6K $19.72/SF
− OpEx
−$35.4K −$8.87/SF
NOI
$43.2K $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%
$864,860
Cap Rate 7%
$617,757
Cap Rate 9%
$480,478
Alternative Uses
Best Use
Apartment 5plus
$617.8K
$540.5K – $720.7K
NOI $43,243 @ 7.0% cap · market cap 4.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,639 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
50%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,053
Businesses Nearby
Explore this area
Business Placement
Demographics for 19460, PA
43,611
Population
18,881
Households
2.3
Avg Household Size
40
Median Age
58%
College-Educated
96%
High-School Grad
34.5 sq mi
ZIP Area
1,264
Density / Sq Mi
$120,472
Median Household Income
$65,879
Median Earnings
$1,622
Median Rent
$426,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Apartment building - Nine-room boarding house offers shared living layouts, a private lower-level unit, and extensive off-street parking.
Where is this apartment building located?
The property is located at 75 NUTT ROAD Phoenixville, PA.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: Licensed 9‑room boarding house with shared‑living setup and multiple bedroom configurations across three floors; Lower level includes a studio‑style apartment with a private entrance, kitchenette, and full bath; Second floor offers four bedrooms with two full bathrooms; third floor includes a kitchenette, two bedrooms, and a full bath
