Light Industrial Flex Unit with
For Sale
$825,000
F-640 Snyder Ave, West Chester, PA 19382
Single-story flex unit combines office space with warehouse area, including 17-foot ceilings and an 8' x 10' overhead door.
Property Size3,300 SF
Price / SF$250
Days on Market242
Property Features for F-640 Snyder Ave
General Information
Standard status
Active
Size
3,300 SF
Zoning
I-2
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
17 ft
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$4,764
Building Details
Stories
1
Listing Agency:
KW Commercial
(215) 360-3540
Listed By:
Beau McGettigan · License #AB069815
(215) 360-3540
Source:
Exprealty
Added: Dec 30, 2025
Changed: Aug 23
Last Checked: Aug 26 at 1:26PM
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 KW Commercial
Investment Insights
Based on property information with market context.
This one-level flex unit offers a combined office and warehouse configuration designed for light industrial or operational needs that require both work space and administrative area. The office portion totals 750 square feet and includes a powder room. The warehouse portion totals 2,550 square feet and features 17-foot ceilings for accommodating a range of storage or light manufacturing uses. For loading and receiving, the property includes a loading dock served by an 8' x 10' overhead door, supporting straightforward inbound and outbound operations. The offering also notes that all necessary utilities are provided on-site.
The property is located in West Goshen Township with convenient access to Route 202, providing connectivity to the surrounding region. It is described as being just minutes from the heart of West Chester, supporting practical day-to-day access for employees, customers, and service needs.
Situated in the I-2 Light Industrial District, this unit is well suited to tenants or owner-operators seeking a flexible light industrial environment with an integrated office. The dock and overhead door support practical warehouse logistics, while the dedicated office space provides a workable solution for businesses that need on-site administrative functions alongside their operational space.
The property is located in West Goshen Township with convenient access to Route 202, providing connectivity to the surrounding region. It is described as being just minutes from the heart of West Chester, supporting practical day-to-day access for employees, customers, and service needs.
Situated in the I-2 Light Industrial District, this unit is well suited to tenants or owner-operators seeking a flexible light industrial environment with an integrated office. The dock and overhead door support practical warehouse logistics, while the dedicated office space provides a workable solution for businesses that need on-site administrative functions alongside their operational space.
Key Highlights
- One‑level flex unit with 3,300 SF total space, including 750 SF office and 2,550 SF warehouse area
- Warehouse has 17‑foot ceilings and a loading dock with an 8' x 10' overhead door
- Office space includes a powder room
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
$33,754
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
4.09%
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%
$675,080
$675.1K
Cap Rate 7%
$482,200
$482.2K
Cap Rate 9%
$375,044
$375.0K
Market Conditions
NOI Build-Up for 3,300 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
$43.2K $13.08/SF
− Vacancy
−$3.5K −$1.05/SF
EGI
$39.7K $12.03/SF
− OpEx
−$6.0K −$1.81/SF
NOI
$33.8K $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%
$675,080
Cap Rate 7%
$482,200
Cap Rate 9%
$375,044
Alternative Uses
Best Use
Warehouse
$482.2K
$421.9K – $562.6K
NOI $33,754 @ 7.0% cap · market cap 4.09%
Second Best
Flex RnD
$403.4K
$353.0K – $470.7K
NOI $28,241 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$1.00M
$875.5K – $1.17M
NOI $70,037 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17 ft
Clear height
1
Drive-in doors
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
749
Businesses Nearby
Well-served
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
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Single-story flex unit combines office space with warehouse area, including 17-foot ceilings and an 8' x 10' overhead door.
Where is this flex space located?
The property is located at F-640 Snyder Ave West Chester, PA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: One‑level flex unit with 3,300 SF total space, including 750 SF office and 2,550 SF warehouse area; Warehouse has 17‑foot ceilings and a loading dock with an 8' x 10' overhead door; Office space includes a powder room
