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    Prime Location Mixed-Use Opportunity Title is generated by Realmo AI

    8 S 5 POINTS Road, West Chester, PA 19382

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    Claim this Listing
    For Sale
    Under Contract
    $375,000

    Commercial Sale - WEST CHESTER, PA

    Type:Office
    Lot size:
    0.16 Acres
    Added:
    Mar 27, 2026
    Days on Market:
    47
    Last Refresh:
    May 12 at 9:06 am

    Property Features for 8 S 5 POINTS Road

    General Information

    Property type
    Other
    Property subtype
    Office
    Parking
    4
    Parking features
    Parking Lot
    Standard status
    Active Under Contract
    Lot size
    0.16 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4731

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1941
    Building materials
    Brick, Frame

    We can help!

    Listing Contact
    Colby Martin
    Colby Martin

    Listing agent Colby Martin License #RS216478L

    Listing office Keller Williams Real Estate -Exton 131 Woodcutter Street unit: 100, Exton, PA

    Listing date Mar 27, 2026

    MLS# PACT2119928

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location with high visibility and strong traffic exposure near Route 3 and Route 202.
    • Located in C4 Zoning District, allowing for office, multi‑family, or day care uses.
    • Existing structure with flexible layout suitable for office or mixed‑use possibilities.
    • Private parking lot included.
    • Potential for grandfathered non‑conforming use as professional office and residential dwelling.
    • Close proximity to shopping, dining, and major commuter routes.

    Overview

    This property presents an exceptional opportunity in a highly visible and convenient setting, located just off Route 3 and Route 202. Formerly the office of a local architect, it offers tremendous potential for investors, business owners, or developers looking to revitalize a well-positioned site. Situated in the C4 Zoning District, possible uses include office, multi-family, and day care. The most recent non-conforming use as a professional office on the main floor and a residential dwelling on the 2nd floor may be grandfathered. The property includes an existing structure ready for full renovation, a private parking lot, and a flexible layout suitable for office or mixed-use possibilities. The location offers strong traffic exposure and close proximity to shopping, dining, and major commuter routes. The lot size is 0.1573 acres. The property is being sold as-is.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    R S Architects ... Architect

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    West Chester
    County
    Chester
    State
    Pennsylvania
    Longitude
    -75.57559
    Latitude
    39.96724

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    FAQs

    What type of property is this?
    Office building - Highly visible location with renovation potential near major commuter routes.
    Where is this office building located?
    The property is located at 8 S 5 POINTS Road West Chester, PA.
    What is the asking price?
    The asking price for this property is $375,000.
    What are key features of this property?
    This property features: Prime location with high visibility and strong traffic exposure near Route 3 and Route 202.; Located in C4 Zoning District, allowing for office, multi‑family, or day care uses.; Existing structure with flexible layout suitable for office or mixed‑use possibilities.
    (610) 563-0573
    We can help!
    Listing Contact
    Colby Martin
    Colby Martin
    Real Estate License ID: RS216478L
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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