Two-Story Flex
For Sale
Contact for pricing
1100 Rocky Rd, Reading, PA 19609
Office, retail, and warehouse components support light distribution with dedicated shipping functionality.
Property Size43,038 SF
Price / SF$99.87
Days on Market9
Property Features for 1100 Rocky Rd
General Information
Standard status
Active
Size
43,038 SF
Elevators
Yes
Property subtype
INDUSTRIAL
Zoning
Planned Business / Office
Warehouse & Industrial
Dock-High Doors
1
Drive-In Doors
1
Additional Details
Road Access
Yes
Amenities
shipping station
loading dock
Building Details
Buildings
1
Stories
2
Building Size
43,038 SF
Listing Agency:
NAI Keystone Commercial & Industrial, LLC
(610) 370-8523
Listed By:
Kevin Wolfe · License #RS358185
Source:
Moodyscre
Added: Aug 11
Changed: Aug 14
Last Checked: Aug 18 at 9:59AM
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.
This flex property combines fully fitted office, retail, and warehouse areas across two floors. The configuration includes a dedicated shipping station, one loading dock, a freight elevator, and one surface-level door, supporting light distribution operations. The property previously served as headquarters for Fromuth Racquet Sports.
Located off State Hill Road, a major artery in Berks County, the property is positioned in Spring Twp. and carries Planned Business / Office zoning. The mix of office, retail, warehouse, and shipping features provides a varied commercial configuration within a single building.
Located off State Hill Road, a major artery in Berks County, the property is positioned in Spring Twp. and carries Planned Business / Office zoning. The mix of office, retail, warehouse, and shipping features provides a varied commercial configuration within a single building.
Key Highlights
- Two‑story flex property with fitted office, retail, and warehouse areas
- Dedicated shipping station for distribution operations
- 1 loading dock and 1 surface level door
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
$360,767
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%
$7,215,340
$7.2M
Cap Rate 7%
$5,153,814
$5.2M
Cap Rate 9%
$4,008,522
$4.0M
Market Conditions
NOI Build-Up for 43,058 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
$558.0K $12.96/SF
− Vacancy
−$77.0K −$1.79/SF
EGI
$481.0K $11.17/SF
− OpEx
−$120.3K −$2.79/SF
NOI
$360.8K $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%
$7,215,340
Cap Rate 7%
$5,153,814
Cap Rate 9%
$4,008,522
Alternative Uses
Best Use
Retail
$6.24M
$5.46M – $7.28M
NOI $436,585 @ 7.0% cap · market cap 10.15%
Second Best
Office B
$5.15M
$4.51M – $6.01M
NOI $360,767 @ 7.0% cap · market cap 8.39%
Theoretical Best
Office A
$7.07M
$6.18M – $8.25M
NOI $494,788 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
1
Drive-in doors
Yes
Paved road access
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 - Office, retail, and warehouse components support light distribution with dedicated shipping functionality.
Where is this flex space located?
The property is located at 1100 Rocky Rd Reading, 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: Two‑story flex property with fitted office, retail, and warehouse areas; Dedicated shipping station for distribution operations; 1 loading dock and 1 surface level door
