Six-Unit Apartment
For Sale
$725,000
870 E HIGH Street, Pottstown, PA 19464
Multi-Family, POTTSTOWN, PA
Property Size3,094 SF
Lot Size0.29 Acres
Price / SF$234.32
Days on Market46
Property Features for 870 E HIGH Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Parking
8
Parking features
Parking Lot, On Street, Off Street
Interior features
Floor Plan - Traditional
Appliances
Stove, WaterHeater
Elementary school district
POTTSTOWN
Middle school district
POTTSTOWN
High school district
POTTSTOWN
Standard status
Active
Size
3,094 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Annual Amount
6985
Utilities
Heating system
Baseboard, Electric (Heating)
Amenities
off street parking
grassy lawn
Building Details
Year built
1910
Number of units
4
Building materials
Asbestos, Combination, Frame, Mixed, Stone, Stucco, Block, Brick, Masonry, Vinyl Siding
Architectural style
Colonial
Listing Agency:
Kelly Real Estate, Inc.
(610) 369-3600
Listed By:
Kathy A Landis · License #RS287200
(610) 226-7087
Added: Aug 6
Changed: Sep 17
Last Checked: Sep 20 at 2:06PM
MLS# PAMC2188148
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 3,094-square-foot Colonial apartment building contains six units: three one-bedroom apartments, two efficiencies, and one two-bedroom apartment. The property was built in 1910 and includes a traditional floor plan, basement space, electric baseboard heat, stoves, and water heaters. Parking is available off street, in a lot, and along the street, with a grassy lawn serving the 0.2893-acre parcel.
The building is directly across from the entrance to The Hill School in Pottstown. Residents pay their own heat, electric, and internet costs, while the landlord covers water, sewer, and trash. Lawn care and snow removal for the walkways are handled by the tenant in Unit #5.
The building is directly across from the entrance to The Hill School in Pottstown. Residents pay their own heat, electric, and internet costs, while the landlord covers water, sewer, and trash. Lawn care and snow removal for the walkways are handled by the tenant in Unit #5.
Key Highlights
- Six apartment units with three one‑bedroom units, two efficiencies, and one two‑bedroom unit
- 3,094 square feet on a 0.2893‑acre parcel
- Directly across from the entrance to The Hill School
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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Current Use
Lease Details
6
Residential units
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Traditional Colonial apartment property with off-street parking, lawn area, and a varied unit mix.
Where is this apartment building located?
The property is located at 870 E HIGH Street 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 apartment units with three one‑bedroom units, two efficiencies, and one two‑bedroom unit; 3,094 square feet on a 0.2893‑acre parcel; Directly across from the entrance to The Hill School
