Single-Tenant Retail Showroom
For Sale
Contact for pricing
1037 Unger Ln, Boyertown, PA 19512
Single-tenant, fully occupied showroom building with zoning described for light industrial use.
Property Size24,000 SF
Price / SF$160.79
Days on Market118
Property Features for 1037 Unger Ln
General Information
Standard status
Active
Size
24,000 SF
Property subtype
Retail
Zoning
Light Industrial
Occupancy
100%
Lease Type
NNN
Net Operating Income
$270,122
Building Details
Tenancy
Single
Listing Agency:
Swope Lees Commercial Real Estate LLC
Listed By:
Charles Swope · License #PA 421301
Source:
Crexi
Added: May 11
Changed: Aug 31
Last Checked: Sep 1 at 10:48PM
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 single-tenant retail showroom building is offered for sale and is currently operating at full occupancy. The property provides an expansive 24,000 SF of retail/showroom space and is described as having a strong occupancy track record.
The address is 1037 Unger Lane in Boyertown, Pennsylvania, with access positioned on Route 100. The public remarks also note the location is adjacent to a Super Walmart and near multiple restaurants and other amenities.
The seller’s remarks describe the property’s zoning for light industrial use, which may broaden tenant and buyer fit for an owner-operator or other end user seeking a single-tenant setup.
The address is 1037 Unger Lane in Boyertown, Pennsylvania, with access positioned on Route 100. The public remarks also note the location is adjacent to a Super Walmart and near multiple restaurants and other amenities.
The seller’s remarks describe the property’s zoning for light industrial use, which may broaden tenant and buyer fit for an owner-operator or other end user seeking a single-tenant setup.
Key Highlights
- 24,000 SF retail/showroom building at 1037 Unger Lane, Boyertown, PA
- Currently fully occupied with strong 100% occupancy and single‑tenant operation
- Location on Route 100 in Boyertown, PA
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
$243,347
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
6.31%
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%
$4,866,940
$4.9M
Cap Rate 7%
$3,476,386
$3.5M
Cap Rate 9%
$2,703,856
$2.7M
Market Conditions
NOI Build-Up for 24,000 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
$362.9K $15.12/SF
− Vacancy
−$15.2K −$0.64/SF
EGI
$347.6K $14.48/SF
− OpEx
−$104.3K −$4.35/SF
NOI
$243.3K $10.14/SF
Area
Berks County, PA
Vacancy
4.20%
Lease Rate
$15.12 /SF/Yr
Expense Ratio
30.00%
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%
$4,866,940
Cap Rate 7%
$3,476,386
Cap Rate 9%
$2,703,856
Alternative Uses
Best Use
Retail
$3.48M
$3.04M – $4.06M
NOI $243,347 @ 7.0% cap · market cap 6.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.94M
$3.45M – $4.60M
NOI $275,789 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
86k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 85%
Shops & Services 15%
Walmart
Superstores
73,115 visits/mo
0.2 miles
Sunoco
Shops & Services
6,175 visits/mo
0.4 miles
Fred Beans Ford Of Boyertown, Inc
Shops & Services
3,249 visits/mo
0.4 miles
Quigley Chrysler Dodge Jeep Ram
Shops & Services
1,441 visits/mo
0.3 miles
CARSTAR Fred Beans Boyertown
Shops & Services
1,002 visits/mo
0.5 miles
Demographics for 19512, PA
16,928
Population
6,726
Households
2.5
Avg Household Size
46
Median Age
23%
College-Educated
91%
High-School Grad
43.3 sq mi
ZIP Area
391
Density / Sq Mi
$76,036
Median Household Income
$49,954
Median Earnings
$1,146
Median Rent
$247,500
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Showroom - Single-tenant, fully occupied showroom building with zoning described for light industrial use.
Where is this showroom located?
The property is located at 1037 Unger Ln Boyertown, PA.
What is the asking price?
The asking price for this property is $3,858,887.
What are key features of this property?
This property features: 24,000 SF retail/showroom building at 1037 Unger Lane, Boyertown, PA; Currently fully occupied with strong 100% occupancy and single‑tenant operation; Location on Route 100 in Boyertown, PA
