Property Description

Rarely does a fully occupied, mixed-use investment property come to market in the heart of Paoli's vibrant Lancaster Avenue corridor. 123-125 E. Lancaster Avenue presents an exceptional opportunity to acquire a stabilized, income-producing asset with a documented long-term commercial anchor, four residential apartments, and 100% occupancy — all within steps of the Paoli SEPTA/Amtrak station on the Main Line. The property comprises six leasable units across three stories plus a lower level: two commercial spaces on the ground floor and lower level, and four one-bedroom residential apartments above. The anchor commercial tenant, iBeach Club, holds a lease through December 31, 2029, providing four years of secure income certainty. The lower-level commercial space has been occupied by the same tenant since 2017, reflecting the exceptional tenant retention this building has historically enjoyed. All four residential apartments are currently leased with staggered expirations ranging from mid-2026 through early 2027, offering a new owner the opportunity to reset rents to market over a natural 12-month window. Current residential rents are at or near market for the Paoli submarket. A new roof was installed in 2021. Located in Tredyffrin Township's Town Center District — the same zoning corridor that governs Paoli's walkable commercial core — the property benefits from flexible zoning that supports retail, office, and residential uses. The building sits at the northwest corner of E. Lancaster Avenue, with excellent street visibility and proximity to the Paoli train station, Paoli Hospital, and a dense concentration of restaurants, banks, and service retailers. Offered at $895,000 on a stabilized NOI of $65,297, the property is suited to a range of buyer profiles: the pure income investor seeking a stabilized Main Line asset, the 1031 exchange buyer seeking to redeploy capital into a fully leased building, or the owner- user looking to occupy commercial space while the balance of the building services the mortgage. All financial data is supported by actual 2026 tax bills, a current Travelers insurance policy, and twelve months of verified owner statements from Homestead Property Management.

Property Features

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