Five-Unit Apartment
New
For Sale
$999,999
90 W Central Ave, Paoli, PA 19301
Fully leased multifamily property with one-bedroom apartments, private tenant parking, on-site laundry, and a detached garage.
Property Size6,084 SF
Price / SF$164.37
Days on Market2
Property Features for 90 W Central Ave
General Information
Standard status
Active
Size
6,084 SF
Building Details
Year Built
1908
Listing Agency:
JMG Pennsylvania
(215) 704-5084
Listed By:
Edward A Gurley
Source:
Kandorre
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 3:22AM
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 JMG Pennsylvania
Investment Insights
Based on property information with market context.
This 6,084-square-foot apartment building contains five one-bedroom, one-bathroom units and was built in 1908. The property is fully leased and includes private parking for residents, on-site laundry, and a detached garage that produces month-to-month income. These features provide a practical configuration for an established rental property.
The property is located at 90 W Central Ave in Paoli, Pennsylvania, near Paoli Hospital, SEPTA Regional Rail, Vanguard, grocery stores, and retail centers. The combination of multiple apartment units, resident amenities, and supplemental garage income creates a straightforward multifamily layout with several established revenue components.
The property is located at 90 W Central Ave in Paoli, Pennsylvania, near Paoli Hospital, SEPTA Regional Rail, Vanguard, grocery stores, and retail centers. The combination of multiple apartment units, resident amenities, and supplemental garage income creates a straightforward multifamily layout with several established revenue components.
Key Highlights
- Five one‑bedroom, one‑bathroom apartments in a fully leased building
- 6,084 SF apartment building constructed in 1908
- Detached garage with month‑to‑month income
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
$65,971
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
6.60%
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%
$1,319,420
$1.3M
Cap Rate 7%
$942,443
$942.4K
Cap Rate 9%
$733,011
$733.0K
Market Conditions
NOI Build-Up for 6,084 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
$130.0K $21.36/SF
− Vacancy
−$10.0K −$1.64/SF
EGI
$119.9K $19.72/SF
− OpEx
−$54.0K −$8.87/SF
NOI
$66.0K $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%
$1,319,420
Cap Rate 7%
$942,443
Cap Rate 9%
$733,011
Alternative Uses
Best Use
Apartment 5plus
$942.4K
$824.6K – $1.10M
NOI $65,971 @ 7.0% cap · market cap 6.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $129,123 @ 7.0% cap · market cap 12.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,290
Businesses Nearby
Explore this area
Business Placement
Demographics for 19301, PA
7,542
Population
3,283
Households
2.3
Avg Household Size
44
Median Age
75%
College-Educated
97%
High-School Grad
3.6 sq mi
ZIP Area
2,095
Density / Sq Mi
$157,500
Median Household Income
$80,767
Median Earnings
$1,802
Median Rent
$537,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Fully leased multifamily property with one-bedroom apartments, private tenant parking, on-site laundry, and a detached garage.
Where is this apartment building located?
The property is located at 90 W Central Ave Paoli, PA.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Five one‑bedroom, one‑bathroom apartments in a fully leased building; 6,084 SF apartment building constructed in 1908; Detached garage with month‑to‑month income
