Historic Pottstown Office with Mixed-Use
For Sale
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758 E High St, Pottstown, PA 19464
Historic Pottstown property with office space and mixed-use potential.
Property Size3,900 SF
Price / SF$192.31
Days on Market108
Property Features for 758 E High St
General Information
Standard status
Active
Size
3,900 SF
Class
A
Total Parking Spaces
6
Property subtype
Office, Mixed Use
Zoning
Commercial- mixed use
Investment Type
Owner/User
Building Details
Year Built
1875
Year Renovated
2008
Units
1
Listing Agency:
Springer Realty Group
(610) 844-1196
Listed By:
Kurt Davidheiser · License #AB067653
Source:
Crexi
Added: May 15
Changed: Aug 16
Last Checked: Aug 29 at 5:39PM
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 Springer Realty Group
Investment Insights
Based on property information with market context.
This updated property, dating back to the mid-19th century, is located in the historic area of Pottstown, adjacent to The Hill School. Currently used as professional office space, it offers potential mixed-use options. The property encompasses three floors, featuring private offices, two conference areas, multiple updated bathrooms (both full and half), a full kitchen, and an additional kitchenette area. The first floor includes a reception/waiting area and two small open office areas. The building's timeless architecture has been preserved.
Key Highlights
- Historic significance: Owned by the Potts family, founders of Pottstown.
- Prime location: Situated in the historic area of town, adjacent to The Hill School.
- Mixed‑use potential: Suitable for professional office space or other uses.
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
$61,314
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
8.18%
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%
$1,226,280
$1.2M
Cap Rate 7%
$875,914
$875.9K
Cap Rate 9%
$681,267
$681.3K
Market Conditions
NOI Build-Up for 3,900 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
$101.6K $26.04/SF
− Vacancy
−$19.8K −$5.08/SF
EGI
$81.8K $20.96/SF
− OpEx
−$20.4K −$5.24/SF
NOI
$61.3K $15.72/SF
Area
Chester County, PA
Vacancy
19.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,226,280
Cap Rate 7%
$875,914
Cap Rate 9%
$681,267
Alternative Uses
Best Use
Office B
$875.9K
$766.4K – $1.02M
NOI $61,314 @ 7.0% cap · market cap 8.18%
Second Best
Mixed Use
$853.9K
$747.1K – $996.2K
NOI $59,771 @ 7.0% cap · market cap 7.97%
Theoretical Best
Office A
$1.18M
$1.03M – $1.38M
NOI $82,771 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
587
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Historic Pottstown property with office space and mixed-use potential.
Where is this office units located?
The property is located at 758 E High St Pottstown, PA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Historic significance: Owned by the Potts family, founders of Pottstown.; Prime location: Situated in the historic area of town, adjacent to The Hill School.; Mixed‑use potential: Suitable for professional office space or other uses.
