West Chester Flex
For Sale
Contact for pricing
835 Lincoln Ave, West Chester, PA
8,100 SF flex condominium with warehouse space for sale.
Property Size8,100 SF
Lot Size14.05 Acres
Price / SF$260
Days on Market325
Property Features for 835 Lincoln Ave
General Information
Standard status
Active
Size
8,100 SF
Lot size
14.05 Acres
Property subtype
INDUSTRIAL
Properties For Sale
at 835 Lincoln Ave Contact us- Floor
- 1
- Size
- 2,700 SF
- Type
- INDUSTRIAL
- Availability
- AVAILABLE, Now
- Sublease
- No
835 Lincoln Ave
- Generous 8,100 SF Total For Sale or Rent in 3 Units!
- Available as a total package...
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Listing Agency:
Swope Lees Commercial Real Estate, LLC
(610) 804-7897
Listed By:
Chuck Swope
Source:
Moodyscre
Added: Sep 23, 2025
Changed: Aug 9
Last Checked: Aug 12 at 11:57AM
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 Swope Lees Commercial Real Estate, LLC
Investment Insights
Based on property information with market context.
This 8,100 square foot flex condominium includes 2,700 square feet of finished space plus a mezzanine. The property also features 5,400 square feet of warehouse space. It is equipped with six loading docks, including one sawtooth dock. The building is fully sprinklered and offers an 18-foot clear height. All public utilities are available. The property is zoned West Goshen I-3.
Key Highlights
- 8,100 SF Flex Condominium with 2,700 SF finished space and 5,400 SF warehouse.
- Features 6 loading docks, including 1 sawtooth dock.
- Benefit from the 18' clear height.
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
$82,851
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
3.93%
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%
$1,657,020
$1.7M
Cap Rate 7%
$1,183,586
$1.2M
Cap Rate 9%
$920,567
$920.6K
Market Conditions
NOI Build-Up for 8,100 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
$105.9K $13.08/SF
− Vacancy
−$8.5K −$1.05/SF
EGI
$97.5K $12.03/SF
− OpEx
−$14.6K −$1.81/SF
NOI
$82.9K $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%
$1,657,020
Cap Rate 7%
$1,183,586
Cap Rate 9%
$920,567
Alternative Uses
Best Use
Warehouse
$1.18M
$1.04M – $1.38M
NOI $82,851 @ 7.0% cap · market cap 3.93%
Second Best
Flex RnD
$990.3K
$866.5K – $1.16M
NOI $69,320 @ 7.0% cap · market cap 3.29%
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $171,909 @ 7.0% cap · market cap 8.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,880
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.
Similar Off Market Nearby
- Classic Diner Catering — 827 Lincoln Ave Unit 9, West Chester, PA 19380
Frequently Asked Questions
What type of property is this?
Flex space - 8,100 SF flex condominium with warehouse space for sale.
Where is this flex space located?
The property is located at 835 Lincoln Ave West Chester, PA.
What is the asking price?
The asking price for this property is $2,106,000.
What are key features of this property?
This property features: 8,100 SF Flex Condominium with **2,700 SF finished space** and 5,400 SF warehouse.; Features **6 loading docks**, including 1 sawtooth dock.; Benefit from the **18' clear height**.
