Six-Unit Apartment Building with
For Sale
$725,000
870 E High St, Pottstown, PA 19464
Multifamily property offering varied unit layouts, tenant-paid utilities, and an oversized outdoor area with off-street parking.
Property Size3,094 SF
Price / SF$234.32
Days on Market48
Property Features for 870 E High St
General Information
Standard status
Active
Size
3,094 SF
Property subtype
Multi-Family
Units
Unit Mix
3 x One Bedroom, 2 x Efficiency, 1 x Two Bedrooms
Multifamily Units
6
Amenities
off street parking
grassy lawn
Building Details
Year Built
1910
Buildings
1
Listing Agency:
Kelly Real Estate, Inc.
Listed By:
Kathy A Landis · License #RS287200
(610) 369-3600
Source:
Upgradebymichaud
Added: Aug 4
Changed: Sep 13
Last Checked: Sep 20 at 1:14PM
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 Kelly Real Estate, Inc.
Investment Insights
Based on property information with market context.
This six-unit apartment property at 870 E High Street in Pottstown, PA, was built in 1910 and includes a mix of one-bedroom, efficiency, and two-bedroom residences. Unit #1 and Unit #2 each have one bedroom, Units #3 and #4 are efficiencies, Unit #5 has two bedrooms, and Unit #6 has one bedroom. The property also provides off-street parking and a large lot with a grassy lawn.
Residents pay their own heat, electric, and internet expenses, while the landlord covers water, sewer, and trash. The property is positioned directly across from the entrance to The Hill School. Unit #5 includes an arrangement for lawn care and snow removal on the walkways.
Residents pay their own heat, electric, and internet expenses, while the landlord covers water, sewer, and trash. The property is positioned directly across from the entrance to The Hill School. Unit #5 includes an arrangement for lawn care and snow removal on the walkways.
Key Highlights
- Six‑unit apartment building constructed in 1910
- Unit mix includes four one‑bedroom units, two efficiencies, and one two‑bedroom unit
- Extra‑large lot with grassy lawn and off‑street parking
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
$33,549
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
4.63%
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%
$670,980
$671.0K
Cap Rate 7%
$479,271
$479.3K
Cap Rate 9%
$372,767
$372.8K
Market Conditions
NOI Build-Up for 3,094 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
$66.1K $21.36/SF
− Vacancy
−$5.1K −$1.64/SF
EGI
$61.0K $19.72/SF
− OpEx
−$27.4K −$8.87/SF
NOI
$33.5K $10.84/SF
Area
Chester County, PA
Vacancy
7.70%
Lease Rate
$21.36 /SF/Yr
Expense Ratio
45.00%
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%
$670,980
Cap Rate 7%
$479,271
Cap Rate 9%
$372,767
Alternative Uses
Best Use
Apartment 5plus
$479.3K
$419.4K – $559.2K
NOI $33,549 @ 7.0% cap · market cap 4.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$938.1K
$820.8K – $1.09M
NOI $65,665 @ 7.0% cap · market cap 9.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
493
Businesses Nearby
Explore this area
Business Placement
Demographics for 19464, PA
48,409
Population
19,985
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
91%
High-School Grad
25.6 sq mi
ZIP Area
1,891
Density / Sq Mi
$76,338
Median Household Income
$44,888
Median Earnings
$1,226
Median Rent
$231,700
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Apartment building - Multifamily property offering varied unit layouts, tenant-paid utilities, and an oversized outdoor area with off-street parking.
Where is this apartment building located?
The property is located at 870 E High St Pottstown, PA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Six‑unit apartment building constructed in 1910; Unit mix includes four one‑bedroom units, two efficiencies, and one two‑bedroom unit; Extra‑large lot with grassy lawn and off‑street parking
