Single Tenant Aldi
For Sale
Contact for pricing
1065 Woodland Road, Wyomissing, PA 19610
Single tenant property leased to Aldi with 12.5+ years remaining.
Property Size22,940 SF
Price / SF$280.12
Days on Market360
Property Features for 1065 Woodland Road
General Information
Standard status
Active
Size
22,940 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$366,298
Building Details
Year Built
1997
Year Renovated
2022
Tenancy
Single
Listing Agency:
Forged Real Estate
(610) 608-2621
Listed By:
James Yi · License #PA RS345286
Source:
Crexi
Added: Aug 18, 2025
Changed: Aug 9
Last Checked: Aug 11 at 7:09AM
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 Forged Real Estate
Investment Insights
Based on property information with market context.
The property is a single tenant property leased to Aldi, located in Wyomissing, Pennsylvania, approximately two miles from Reading. Aldi's lease commenced in June 2023 and has over 12.5 years remaining, featuring 10% rental increases every five years. A new roof was installed in October 2022 with a 20-year transferable warranty. The property is situated within the Woodmill Commons shopping center, alongside national retailers such as JOANN, Old Navy, and Raymour & Flanigan. It is accessible via a signalized entrance on Woodland Road and from Berkshire Boulevard, and is near US-222, a major thoroughfare with a daily traffic volume of over 98,000 vehicles. The surrounding 5-mile area has a population of nearly 206,000 and over 76,000 households, with projections indicating continued growth through 2029. The average household income within 1-mile of the property surpasses $105,000. Aldi is located in a retail corridor with shopping centers, malls, and other retail destinations. The nearby Target ranks in the top 94th percentile of its chain in the United States, and the Berkshire Mall ranks in the top 72nd percentile of Regional Malls within the United States. Aldi is recognized for offering shoppers the lowest prices among national grocery chains and has been recognized as #1 in Everyday Low Price for seven years running.
Key Highlights
- Long‑term lease with Aldi (12.5+ years remaining) provides stable income
- Scheduled rental increases (10% every 5 years) offer built‑in income growth
- Strategic location within Woodmill Commons shopping center with national retailers (JOANN, Old Navy, Raymour & Flanigan)
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
$232,599
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
3.62%
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%
$4,651,980
$4.7M
Cap Rate 7%
$3,322,843
$3.3M
Cap Rate 9%
$2,584,433
$2.6M
Market Conditions
NOI Build-Up for 22,940 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
$346.9K $15.12/SF
− Vacancy
−$14.6K −$0.64/SF
EGI
$332.3K $14.48/SF
− OpEx
−$99.7K −$4.35/SF
NOI
$232.6K $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%
$4,651,980
Cap Rate 7%
$3,322,843
Cap Rate 9%
$2,584,433
Alternative Uses
Best Use
Retail
$3.32M
$2.91M – $3.88M
NOI $232,599 @ 7.0% cap · market cap 3.62%
Second Best
Specialty Retail
$3.26M
$2.85M – $3.80M
NOI $228,272 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$3.77M
$3.30M – $4.39M
NOI $263,608 @ 7.0% cap · market cap 4.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,461
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19610, PA
16,024
Population
7,327
Households
2.2
Avg Household Size
46
Median Age
54%
College-Educated
98%
High-School Grad
7.1 sq mi
ZIP Area
2,257
Density / Sq Mi
$91,034
Median Household Income
$52,707
Median Earnings
$1,669
Median Rent
$320,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Russo Gourmet Foods And Market — 1150 Bern Rd, Wyomissing, PA 19610
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Single tenant property leased to Aldi with 12.5+ years remaining.
Where is this grocery and convenience store located?
The property is located at 1065 Woodland Road Wyomissing, PA.
What is the asking price?
The asking price for this property is $6,426,000.
What are key features of this property?
This property features: Long‑term lease with Aldi (12.5+ years remaining) provides stable income; Scheduled rental increases (10% every 5 years) offer built‑in income growth; Strategic location within Woodmill Commons shopping center with national retailers (JOANN, Old Navy, Raymour & Flanigan)
