Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Upland Sq Dr Pottstown, PA 19464
    Back to Search
    Property profile & analytics

    Upland Sq Dr Pottstown, PA 19464

    View on Map
    • Land
    • 18.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Upland Sq Dr

    Lot size
    18.00 lot acres
    Property type
    Land

    Description

    This ±18-acre commercial land parcel presents a unique development opportunity in West Pottsgrove, Montgomery County, Pennsylvania. Located on Upland Square Drive, with a 19464 zip code, this property is ideally situated for a variety of uses. Currently available for sale, ground lease, or lease, the site offers significant potential for apartment developers seeking a substantial land holding. The expansive acreage allows for the creation of a large-scale residential community. In addition to residential development, the property also offers excellent pad sites suitable for retail, restaurant, or medical uses, providing flexibility for mixed-use development. The single-tenancy nature of the land simplifies development planning and execution. This prime location in a thriving Montgomery County community offers easy access to major transportation routes and amenities, making it an attractive investment for both residential and commercial ventures. The property's size and versatility make it an exceptional opportunity for developers seeking a significant project in a desirable location. Serious inquiries are encouraged.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Pottstown
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.6555
    Latitude
    40.2697

    Comparable in this City

    • Value Estimation by Request
      1.80 Acres

      - Lots 7 & 13 Industrial Hwy

      Land • 1.80 Acres
      - Lots 7 & 13 Industrial Hwy, Pottstown, PA 19464
      View Details
    • Value Estimation by Request
      18.00 Acres

      Upland Sq Dr

      Land • 18.00 Acres
      0 Upland Sq Dr, Pottstown, PA 19464
      View Details
    • Value Estimation by Request
      22.20 Acres

      State St & Upland Sq Dr

      Land • 22.20 Acres
      0 State St & Upland Sq Dr, Pottstown, PA 19464
      View Details
    • Value Estimation by Request
      2.06 Acres

      Sunnybrook Rd &110 Porter Rd

      Land • 2.06 Acres
      0 Sunnybrook Rd &110 Porter Rd, Pottstown, PA 19464
      View Details
    • Value Estimation by Request
      8.40 Acres

      Lightcap Rd & Possum Holw Rd

      Land • 8.40 Acres
      0 Lightcap Rd & Possum Holw Rd, Pottstown, PA 19464
      View Details
    • Value Estimation by Request
      1,560 SF

      73 Willow Rd

      COMMON AREA (COMMERCIAL) • 1,560 SF
      73 Willow Rd, Pottstown, PA 19464-3001
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Land For Sale

      2.06 acres of land available for purchase.
      Sunnybrook Rd &110 Porter Rd, Sanatoga, PA 19464
      View Details
    • Contact for pricing

      Land For Sale

      Land available for sale.
      300 Armand Hammer Blvd, Pottstown, PA 19464
      View Details
    • Contact for pricing

      Development Opportunity Land Available

      Approximately 1.5 acres of land available for development.
      1000 Armand Hammer Blvd, Pottstown, PA 19464
      View Details
    • $200,000
      0.52 Acres

      Pottstown Land For Sale

      Land available in Pottstown, PA, Montgomery County.
      2088 E High St, Pottstown, PA 19464
      View Details
    • $529,900
      0.30 Acres

      Pottstown Commercial Gem

      Versatile Commercial Space, Prime Location
      129 3Rd St, Pottstown, PA 19464
      View Details
    • Contact for pricing

      11.2 Acres Opportunity Zone Land

      11.2 acres of land for sale in Pottstown, PA.
      351 Keystone Blvd, Pottstown, PA 19464
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Mixed-Use Development Opportunity

      24-acre mixed-use development with retail, restaurant, hotel potential.
      Evergreen Rd, Sanatoga, PA 19464
      View Details
    • Contact for pricing

      Commercial Property in Stowe, PA

      Commercial property for rent in Montgomery County, Pennsylvania.
      221 Monroe St, Stowe, PA 19464
      View Details
    • Contact for pricing

      Retail Space in Pottstown Plaza

      Retail space at a signalized intersection with high visibility.
      204 Shoemaker Rd, Pottstown, PA 19464
      View Details
    • Contact for pricing
      4,283 SF

      Retail Space Near Upland Square

      Retail space available near Upland Square Shopping Center.
      908 Commerce Dr, Pottstown, PA 19464
      View Details
    • Contact for pricing
      2,405 SF

      Downtown Pottstown Retail Space Available

      Retail space in downtown Pottstown with high ceilings.
      213 E High St, Pottstown, PA 19464
      View Details
    • Contact for pricing
      2,584 SF

      Downtown Pottstown Retail Space Available

      Retail space in downtown Pottstown with high ceilings and accessibility.
      269 E High St, Pottstown, PA 19464
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Upland Sq Dr
    Pottstown, PA 19464
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Upland Sq Dr, Pottstown, PA, 19464
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!