Mixed-Use Building with Restaurant
For Sale
$369,900
Pending
78 South Charlotte Street, Pottstown, PA 19464
Includes two one-bedroom apartments, an office, detached garage, and food-service improvements.
Property Size3,300 SF
Days on Market256
Property Features for 78 South Charlotte Street
General Information
Standard status
Pending
Size
3,300 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Fee Simple
Zoning
R
Net Operating Income
$28,640
Taxes and HOA fees
Annual Taxes
$3,265
Amenities
No
Bathroom - Stall Shower, Bathroom - Tub Shower, Breakfast Area, Built-Ins, Carpet, Ceiling Fan(s), Combination Kitchen/Dining, Dining Area, Floor Plan - Traditional, Floor Plan - Open, Kitchen - Eat-In
No Pool
Above Grade, Below Grade
Street Lights, Sidewalks
Deck(s), Patio(s)
Building Details
Year Built
1880
Tenancy
Multi
Listing Agency:
Keller Williams Real Estate - Media
(610) 416-1723
Listed By:
Steven Everett
(610) 416-1723
Source:
Compass
Added: Dec 16, 2025
Changed: Aug 29
Last Checked: Aug 29 at 1:45PM
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 Keller Williams Real Estate - Media
Investment Insights
Based on property information with market context.
This 3,300-square-foot mixed-use property, built in 1880, combines two large one-bedroom apartments with a restaurant area, private office, and detached oversized garage. The restaurant component includes a commercial kitchen, walk-in refrigerator, seating for more than 50 people, two restrooms, and a mop room. The office has its own restroom, while the residential units provide additional on-site occupancy options.
The sale includes parcels 78 and 80 S Charlotte St, identified as 16-00-04440-008 and 16-00-04444-004. Property updates include the boiler, roof, and cosmetic finishes. The current occupancy includes two residential tenants, a catering tenant, and a garage tenant. Zoning is R, and the property is located in Pottstown, Montgomery County.
The sale includes parcels 78 and 80 S Charlotte St, identified as 16-00-04440-008 and 16-00-04444-004. Property updates include the boiler, roof, and cosmetic finishes. The current occupancy includes two residential tenants, a catering tenant, and a garage tenant. Zoning is R, and the property is located in Pottstown, Montgomery County.
Key Highlights
- 3,300‑square‑foot mixed‑use building with two 1‑bedroom apartments
- Restaurant area with commercial kitchen, walk‑in fridge, and seating for 50 plus people
- Private office includes a restroom; detached oversized garage is included
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
$32,586
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
8.81%
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%
$651,720
$651.7K
Cap Rate 7%
$465,514
$465.5K
Cap Rate 9%
$362,067
$362.1K
Market Conditions
NOI Build-Up for 3,300 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
$47.1K $14.28/SF
− Vacancy
−$3.7K −$1.11/SF
EGI
$43.4K $13.17/SF
− OpEx
−$10.9K −$3.29/SF
NOI
$32.6K $9.87/SF
Area
Chester County, PA
Vacancy
7.80%
Lease Rate
$14.28 /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%
$651,720
Cap Rate 7%
$465,514
Cap Rate 9%
$362,067
Alternative Uses
Best Use
Mixed Use
$722.5K
$632.2K – $842.9K
NOI $50,575 @ 7.0% cap · market cap 13.67%
Second Best
Multifamily LT 5
$541.7K
$474.0K – $632.0K
NOI $37,921 @ 7.0% cap · market cap 10.25%
Theoretical Best
Office A
$1.00M
$875.5K – $1.17M
NOI $70,037 @ 7.0% cap · market cap 18.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,098
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes two one-bedroom apartments, an office, detached garage, and food-service improvements.
Where is this mixed-use property located?
The property is located at 78 South Charlotte Street Pottstown, PA.
What is the asking price?
The asking price for this property is $369,900.
What are key features of this property?
This property features: 3,300‑square‑foot mixed‑use building with two 1‑bedroom apartments; Restaurant area with commercial kitchen, walk‑in fridge, and seating for 50 plus people; Private office includes a restroom; detached oversized garage is included
