Flex Space with Bank
For Sale
$1,400,000
112 TERRACE ROAD, Boyertown, PA 19512
Owner-occupant property with conditional trade-business use, extensive accessory buildings, and substantial storage capacity.
Property Size4,848 SF
Lot Size13.00 Acres
Price / SF$288.78
Days on Market8
Property Features for 112 TERRACE ROAD
General Information
Standard status
Active
Size
4,848 SF
Lot size
13.00 Acres
Property subtype
Commercial
Building Details
Year Built
1900
Listing Agency:
Kelly Real Estate, Inc.
(610) 715-9762
Listed By:
Brian C Kelly · License #RM052045A
(610) 715-9762
Source:
Cummingsrealtors
Added: Aug 16
Changed: Aug 22
Last Checked: Aug 22 at 3:59AM
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 Kelly Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 4,848-square-foot expanded stone farmhouse combines residential space with an office suite and extensive commercial-oriented improvements. The property includes a renovated 67' x 35' two-level bank barn with four garage bays, an oversized 39' x 19' garage with a 12' x 12' overhead door, a separate 30' x 15' garage, and a stone springhouse. Two parking lots provide space for multiple vehicles, while the residence offers substantial storage through its attic, basement, and additional interior areas.
Earl Township has granted conditional use allowing the property to operate as a trade business for an owner-occupant; specific conditions should be confirmed with the township. Set on about 13 acres at 112 Terrace Road outside Boyertown, the property also features updated living areas, office-capable rooms, extensive patios and porches, a 33' x 35' courtyard, and an in-ground pool. The combination of workspace, vehicle storage, office accommodation, and residential improvements supports a range of owner-occupant configurations subject to applicable approvals.
Earl Township has granted conditional use allowing the property to operate as a trade business for an owner-occupant; specific conditions should be confirmed with the township. Set on about 13 acres at 112 Terrace Road outside Boyertown, the property also features updated living areas, office-capable rooms, extensive patios and porches, a 33' x 35' courtyard, and an in-ground pool. The combination of workspace, vehicle storage, office accommodation, and residential improvements supports a range of owner-occupant configurations subject to applicable approvals.
Key Highlights
- 4,848 SF expanded stone farmhouse with incorporated office suite
- Conditional use granted for an owner‑occupied trade business; confirm details with Earl Township
- 67' x 35' two‑level bank barn with two garages on each level
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
$40,620
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
2.90%
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%
$812,400
$812.4K
Cap Rate 7%
$580,286
$580.3K
Cap Rate 9%
$451,333
$451.3K
Market Conditions
NOI Build-Up for 4,848 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
$62.8K $12.96/SF
− Vacancy
−$8.7K −$1.79/SF
EGI
$54.2K $11.17/SF
− OpEx
−$13.5K −$2.79/SF
NOI
$40.6K $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%
$812,400
Cap Rate 7%
$580,286
Cap Rate 9%
$451,333
Alternative Uses
Best Use
Office B
$580.3K
$507.8K – $677.0K
NOI $40,620 @ 7.0% cap · market cap 2.90%
Second Best
Warehouse
$490.7K
$429.4K – $572.5K
NOI $34,349 @ 7.0% cap · market cap 2.45%
Theoretical Best
Office A
$795.8K
$696.4K – $928.5K
NOI $55,709 @ 7.0% cap · market cap 3.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Owner-occupant property with conditional trade-business use, extensive accessory buildings, and substantial storage capacity.
Where is this flex space located?
The property is located at 112 TERRACE ROAD Boyertown, PA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 4,848 SF expanded stone farmhouse with incorporated office suite; Conditional use granted for an owner‑occupied trade business; confirm details with Earl Township; 67' x 35' two‑level bank barn with two garages on each level
