Rare 1.6-acre East Pikeland Township offering, zoned Mixed Use (MU), previously operated for years as a physician's office. The 4,378 sq ft building sits directly adjacent to Phoenixville's newest elementary school in a well-established commercial/residential corridor. East Pikeland's MU Article X permits professional office, medical/clinic, and a range of other uses by right for this location — no zoning hearing required for many of the building's prior and comparable uses. Sold strictly as-is, where-is: no repairs, inspections, or remediation will be made by seller; well, septic, boiler, and electrical systems are unconfirmed and not tested by seller. Seller undertakes no Township Use & Occupancy obligation — buyer is solely responsible for confirming permitted use, U&O requirements, and any application process directly with East Pikeland Township before writing an offer contingent on a specific use. Vacant with flexible showing access. Cash, renovation, or non-conventional financing buyers expected given as-is condition. A rare chance to acquire land and a building with documented by-right commercial flexibility in a location that rarely turns over.