Flex Industrial Warehouse
For Sale
Contact for pricing
Pending
11 Hagerty Blvd, West Chester, PA 19382
Flex unit includes a 10' x 12' overhead door, EFIS facade, utilities, and substantial onsite parking.
Property Size2,850 SF
Days on Market407
Property Features for 11 Hagerty Blvd
General Information
Standard status
Pending
Size
2,850 SF
Property subtype
INDUSTRIAL
Zoning
I-2
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Building Details
Construction
EFIS facade
Listing Agency:
Swope Lees Commercial Real Estate, LLC
(610) 429-0200
Listed By:
Larry Wygant
Source:
Moodyscre
Added: Aug 6, 2025
Changed: Sep 12
Last Checked: Sep 15 at 10:57AM
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 Swope Lees Commercial Real Estate, LLC
Investment Insights
Based on property information with market context.
This offering is a 2,850 SF flex industrial warehouse unit within a five-building industrial park. The warehouse features a 10' x 12' overhead door and has an EFIS facade. Public utilities are available, along with substantial onsite parking.
The property is located in West Goshen and zoned I-2. Access is described as easy to Route 202 North and South.
The unit is available December 2025.
The property is located in West Goshen and zoned I-2. Access is described as easy to Route 202 North and South.
The unit is available December 2025.
Key Highlights
- 2,850 SF flex unit in a 5‑building industrial park
- Warehouse includes a 10' x 12' overhead door
- West Goshen zoned I‑2
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
$29,151
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
3.71%
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%
$583,020
$583.0K
Cap Rate 7%
$416,443
$416.4K
Cap Rate 9%
$323,900
$323.9K
Market Conditions
NOI Build-Up for 2,850 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
$37.3K $13.08/SF
− Vacancy
−$3.0K −$1.05/SF
EGI
$34.3K $12.03/SF
− OpEx
−$5.1K −$1.81/SF
NOI
$29.2K $10.23/SF
Area
Chester County, PA
Vacancy
8.00%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
15.00%
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%
$583,020
Cap Rate 7%
$416,443
Cap Rate 9%
$323,900
Alternative Uses
Best Use
Warehouse
$416.4K
$364.4K – $485.9K
NOI $29,151 @ 7.0% cap · market cap 3.71%
Second Best
Flex RnD
$348.4K
$304.9K – $406.5K
NOI $24,390 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$864.1K
$756.1K – $1.01M
NOI $60,486 @ 7.0% cap · market cap 7.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
610
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 19382, PA
52,498
Population
21,798
Households
2.4
Avg Household Size
40
Median Age
64%
College-Educated
98%
High-School Grad
46.1 sq mi
ZIP Area
1,139
Density / Sq Mi
$126,159
Median Household Income
$58,596
Median Earnings
$1,788
Median Rent
$542,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cheryl's Southern Style Manufacturing/ Catering At Artisan Exchange — 208 Carter Dr #13b, West Chester, PA 19382, United States
- Lola’s Table — 208 Carter Dr Unit 13B, West Chester, PA 19382
- Olive & Meadow LLC — 208 carter dr unit 13b, west chester, pa 19382
- Whattaboard LLC — 208 Carter Dr Unit 13B, West Chester, PA 19382
Frequently Asked Questions
What type of property is this?
Flex space - Flex unit includes a 10' x 12' overhead door, EFIS facade, utilities, and substantial onsite parking.
Where is this flex space located?
The property is located at 11 Hagerty Blvd West Chester, PA.
What is the asking price?
The asking price for this property is $785,750.
What are key features of this property?
This property features: 2,850 SF flex unit in a 5‑building industrial park; Warehouse includes a 10' x 12' overhead door; West Goshen zoned I‑2
