West Lawn Flex
For Sale
$4,300,000
1100 Rocky Drive, West Lawn, PA 19609
43,038 SF flex building in West Lawn, PA.
Property Size43,058 SF
Price / SF$99.91
Days on Market127
Property Features for 1100 Rocky Drive
General Information
Standard status
Active
Size
43,058 SF
Property subtype
Industrial
Building Details
Building Size
43,058 SF
Year Built
2001
Listing Agency:
NAI Keystone Commercial & Industrial, LLC
(717) 951-4127
Listed By:
Kevin Wolfe · License #RS358185
(717) 951-4127
Source:
Naikeystone
Added: Apr 8
Changed: Aug 8
Last Checked: Aug 8 at 4:49AM
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 NAI Keystone Commercial & Industrial, LLC
Investment Insights
Based on property information with market context.
Located in West Lawn, Pennsylvania, just off State Hill Road in Berks County, this 43,038 square foot flex building presents an investment opportunity. Formerly the headquarters of Fromuth Racquet Sports, the property includes 7,650 square feet of retail and office space, a second-floor office space of 7,650 square feet, and 28,306 square feet of flex warehouse space. The property is suitable for light distribution, featuring a shipping station, one loading dock, a freight elevator, and one surface-level door. The location is easily accessible off State Hill Road, a major artery in Berks County. The zoning is Planned Business/Office in Spring Township.
Key Highlights
- 43,038 SF Flex Building: A substantial and versatile space.
- Fully Fit‑Out: Includes retail, office, and warehouse spaces, ready for immediate use.
- Strategic Location: Situated off State Hill Road, a major artery in Berks County, providing excellent accessibility.
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
$360,600
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
8.39%
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%
$7,212,000
$7.2M
Cap Rate 7%
$5,151,429
$5.2M
Cap Rate 9%
$4,006,667
$4.0M
Market Conditions
NOI Build-Up for 43,038 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
$557.8K $12.96/SF
− Vacancy
−$77.0K −$1.79/SF
EGI
$480.8K $11.17/SF
− OpEx
−$120.2K −$2.79/SF
NOI
$360.6K $8.38/SF
Area
Berks County, PA
Vacancy
13.80%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
25.00%
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%
$7,212,000
Cap Rate 7%
$5,151,429
Cap Rate 9%
$4,006,667
Alternative Uses
Best Use
Retail
$6.23M
$5.45M – $7.27M
NOI $436,383 @ 7.0% cap · market cap 10.15%
Second Best
Office B
$5.15M
$4.51M – $6.01M
NOI $360,600 @ 7.0% cap · market cap 8.39%
Theoretical Best
Office A
$7.07M
$6.18M – $8.24M
NOI $494,558 @ 7.0% cap · market cap 11.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
365
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19609, PA
10,478
Population
4,291
Households
2.4
Avg Household Size
40
Median Age
37%
College-Educated
93%
High-School Grad
2.3 sq mi
ZIP Area
4,556
Density / Sq Mi
$80,748
Median Household Income
$45,859
Median Earnings
$1,307
Median Rent
$222,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 43,038 SF flex building in West Lawn, PA.
Where is this flex space located?
The property is located at 1100 Rocky Drive West Lawn, PA.
What is the asking price?
The asking price for this property is $4,300,000.
What are key features of this property?
This property features: 43,038 SF Flex Building: A substantial and versatile space.; Fully Fit‑Out: Includes retail, office, and warehouse spaces, ready for immediate use.; Strategic Location: Situated off State Hill Road, a major artery in Berks County, providing excellent accessibility.
