Absolute Net Retail
For Sale
Contact for pricing
853 River Rd, Pottstown, PA 19465
Retail asset with a 15-year absolute net lease term.
Property Size37,060 SF
Price / SF$126.24
Days on Market98
Property Features for 853 River Rd
General Information
Standard status
Active
Size
37,060 SF
Total Parking Spaces
22
Property subtype
Retail, Industrial
Lease Type
Absolute Net
Investment Type
Sale/Leaseback
Net Operating Income
$357,900
Additional Details
Cap Rate
7.65%
Building Details
Buildings
3
Tenancy
Single
Listing Agency:
ParaSell Inc
(949) 942-6585
Listed By:
Scott Reid · License #40685007
Source:
Crexi
Added: May 27
Changed: Aug 30
Last Checked: Sep 1 at 12:26AM
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 ParaSell Inc
Investment Insights
Based on property information with market context.
This retail property contains 37,060 square feet and is offered for sale with a reported 7.65% CAP. The lease structure is identified as absolute net with a 15-year term.
The property is located at 853 River Rd in Pottstown, Pennsylvania, within ZIP Code 19465.
The property is located at 853 River Rd in Pottstown, Pennsylvania, within ZIP Code 19465.
Key Highlights
- 37,060 square feet of retail space
- 7.65% CAP
- 15‑year absolute net lease structure
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
$418,860
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
8.95%
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%
$8,377,200
$8.4M
Cap Rate 7%
$5,983,714
$6.0M
Cap Rate 9%
$4,654,000
$4.7M
Market Conditions
NOI Build-Up for 37,060 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
$667.1K $18.00/SF
− Vacancy
−$68.7K −$1.85/SF
EGI
$598.4K $16.15/SF
− OpEx
−$179.5K −$4.84/SF
NOI
$418.9K $11.30/SF
Area
Chester County, PA
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$8,377,200
Cap Rate 7%
$5,983,714
Cap Rate 9%
$4,654,000
Alternative Uses
Best Use
Retail
$5.98M
$5.24M – $6.98M
NOI $418,860 @ 7.0% cap · market cap 8.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.24M
$9.83M – $13.11M
NOI $786,535 @ 7.0% cap · market cap 16.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,003
Businesses Nearby
7k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 39%
Electronics 33%
Hotels & Casinos 15%
Home Improvements & Furnishings 13%
Truist
Shops & Services
2,668 visits/mo
0.3 miles
Boost Mobile
Electronics
2,301 visits/mo
0.3 miles
Americas Best Value Inn Pottstown
Hotels & Casinos
1,003 visits/mo
0.3 miles
Sherwin-Williams Paint Store
Home Improvements & Furnishings
898 visits/mo
0.2 miles
Demographics for 19465, PA
18,217
Population
7,490
Households
2.4
Avg Household Size
43
Median Age
42%
College-Educated
96%
High-School Grad
35.5 sq mi
ZIP Area
513
Density / Sq Mi
$106,167
Median Household Income
$56,676
Median Earnings
$1,421
Median Rent
$383,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail asset with a 15-year absolute net lease term.
Where is this retail space located?
The property is located at 853 River Rd Pottstown, PA.
What is the asking price?
The asking price for this property is $4,678,431.
What are key features of this property?
This property features: 37,060 square feet of retail space; 7.65% CAP; 15‑year absolute net lease structure
