Updated Colonial
New
For Sale
$540,000
87 NUTT Road, Phoenixville, PA 19460
MULTI_FAMILY - Colonial - PHOENIXVILLE, PA
Property Size2,141 SF
Lot Size0.21 Acres
Price / SF$252.22
Days on Market4
Property Features for 87 NUTT Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Dining Room, Basement
Parking
6
Parking features
Off Street, Garage - Detached, Driveway
Interior features
2nd Kitchen, Attic, Ceiling Fan(s), Dining Area, Formal/Separate Dining Room, Kitchen - Eat-In, Kitchen - Island, Wood Floors
Elementary school district
PHOENIXVILLE AREA
Middle school district
PHOENIXVILLE AREA
High school district
PHOENIXVILLE AREA
Standard status
Active
Size
2,141 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
6681
Utilities
Heating system
Hot Water(Heating)
Cooling system
Window Unit(s)
Amenities
fenced backyard
gazebo
enclosed wrap-around porch
Building Details
Year built
1905
Number of units
2
Building materials
Brick
Architectural style
Colonial
Listing Agency:
Better Homes and Gardens Real Estate Phoenixville
(610) 933-1919
Listed By:
Jennifer Daywalt · License #RM423694
(610) 999-7693
Added: Aug 6
Last Checked: Aug 9 at 7:06PM
MLS# PACT2132656
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.
Investment Insights
Based on property information with market context.
This 2,141-square-foot Colonial duplex, built in 1905, provides two distinct residential arrangements within a brick structure. The first-floor unit includes two bedrooms, an updated full bathroom, a living room, an eat-in kitchen, and an enclosed wrap-around porch. The upper residence spans the second and third floors and offers three bedrooms, a living room, formal dining room, eat-in kitchen with island, and an updated full bathroom. Interior improvements include updated electrical service, replacement windows, renovated kitchens, updated bathrooms, wood floors, and hot-water heat with window-unit cooling.
The property occupies 0.2066 acres and includes a detached 2-car garage, 4 off-street parking spaces, a driveway, and a fenced backyard with a gazebo. It is positioned on a public transportation route, with Fisher Park directly behind the property and downtown Phoenixville within walking distance. The sale is offered as-is, with Use and Occupancy requirements and ordering assigned to the buyer.
The property occupies 0.2066 acres and includes a detached 2-car garage, 4 off-street parking spaces, a driveway, and a fenced backyard with a gazebo. It is positioned on a public transportation route, with Fisher Park directly behind the property and downtown Phoenixville within walking distance. The sale is offered as-is, with Use and Occupancy requirements and ordering assigned to the buyer.
Key Highlights
- 2,141 SF Colonial duplex built in 1905
- First‑floor 2‑bedroom unit and upper 3‑bedroom residence
- 0.2066‑acre lot with fenced backyard and gazebo
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
$24,603
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
4.56%
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%
$492,060
$492.1K
Cap Rate 7%
$351,471
$351.5K
Cap Rate 9%
$273,367
$273.4K
Market Conditions
NOI Build-Up for 2,141 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
$41.1K $19.20/SF
− Vacancy
−$6.0K −$2.78/SF
EGI
$35.1K $16.42/SF
− OpEx
−$10.5K −$4.92/SF
NOI
$24.6K $11.49/SF
Area
Chester County, PA
Vacancy
14.50%
Lease Rate
$19.20 /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%
$492,060
Cap Rate 7%
$351,471
Cap Rate 9%
$273,367
Alternative Uses
Best Use
Multifamily LT 5
$351.5K
$307.5K – $410.1K
NOI $24,603 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$331.7K
$290.2K – $386.9K
NOI $23,216 @ 7.0% cap · market cap 4.30%
Theoretical Best
Office A
$649.1K
$568.0K – $757.3K
NOI $45,439 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,111
Businesses Nearby
Explore this area
Business Placement
Demographics for 19460, PA
43,611
Population
18,881
Households
2.3
Avg Household Size
40
Median Age
58%
College-Educated
96%
High-School Grad
34.5 sq mi
ZIP Area
1,264
Density / Sq Mi
$120,472
Median Household Income
$65,879
Median Earnings
$1,622
Median Rent
$426,000
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?
Duplex - Brick duplex with renovated kitchens, off-street parking, a detached garage, and a fenced backyard with gazebo.
Where is this duplex located?
The property is located at 87 NUTT Road Phoenixville, PA.
What is the asking price?
The asking price for this property is $540,000.
What are key features of this property?
This property features: 2,141 SF Colonial duplex built in 1905; First‑floor 2‑bedroom unit and upper 3‑bedroom residence; 0.2066‑acre lot with fenced backyard and gazebo
