Updated Duplex with Detached
New
For Sale
$540,000
87 NUTT ROAD, Phoenixville, PA 19460
Two residences offer renovated kitchens, updated baths, and access to fenced outdoor space.
Property Size2,141 SF
Price / SF$252.22
Days on Market5
Property Features for 87 NUTT ROAD
General Information
Standard status
Active
Size
2,141 SF
Total Parking Spaces
6
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
enclosed wrap-around porch
fenced backyard
gazebo
Building Details
Year Built
1905
Buildings
1
Listing Agency:
Better Homes and Gardens Real Estate Phoenixville
(610) 999-7693
Listed By:
Jennifer Daywalt
(610) 999-7693
Source:
Cummingsrealtors
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 1:48PM
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 Better Homes and Gardens Real Estate Phoenixville
Investment Insights
Based on property information with market context.
Built in 1905, this duplex includes a two-bedroom, one-bath apartment on the first floor and a three-bedroom, one-bath residence spanning the second and third floors. The lower unit has a living room, renovated eat-in kitchen, and enclosed wrap-around porch. The upper residence provides a living room, formal dining room, renovated eat-in kitchen with center island, and updated full bath. Improvements include updated electrical, replacement windows, renovated kitchens, and updated bathrooms.
Exterior features include a two-car detached garage, four off-street parking spaces, a large fenced backyard, and a gazebo. The property is on a public transportation route and sits directly behind Fisher Park, which includes tennis courts and a playground. Downtown Phoenixville, restaurants, breweries, boutique shopping, and schools are described as a short walk away. The property is being sold as-is, with Use & Occupancy requirements and ordering assigned to the buyer.
Exterior features include a two-car detached garage, four off-street parking spaces, a large fenced backyard, and a gazebo. The property is on a public transportation route and sits directly behind Fisher Park, which includes tennis courts and a playground. Downtown Phoenixville, restaurants, breweries, boutique shopping, and schools are described as a short walk away. The property is being sold as-is, with Use & Occupancy requirements and ordering assigned to the buyer.
Key Highlights
- Two‑bedroom, one‑bath first‑floor apartment
- Three‑bedroom, one‑bath residence across the second and third floors
- Updated electrical, replacement windows, renovated kitchens, and updated bathrooms
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
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 - Two residences offer renovated kitchens, updated baths, and access to fenced outdoor space.
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: Two‑bedroom, one‑bath first‑floor apartment; Three‑bedroom, one‑bath residence across the second and third floors; Updated electrical, replacement windows, renovated kitchens, and updated bathrooms
