Lockheed Martin Manufacturing
For Sale
Contact for pricing
1120 Miller Picking Road, Davidsville, PA 15928
Specialized manufacturing facility with production operations established in 2021.
Property Size82,496 SF
Price / SF$121.16
Days on Market11
Property Features for 1120 Miller Picking Road
General Information
Standard status
Active
Size
82,496 SF
Property subtype
Industrial
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$639,344
Building Details
Year Built
1966
Year Renovated
2012
Tenancy
Single
Building Size
82,496 SF
Listing Agency:
Sands Investment Group Los Angeles
(770) 744-4555
Listed By:
Chris Sands · License #CA 01387583
Source:
Crexi
Added: Aug 13
Changed: Aug 21
Last Checked: Aug 21 at 6:48PM
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 Sands Investment Group Los Angeles
Investment Insights
Based on property information with market context.
The property is an 82,496-square-foot manufacturing facility associated with Lockheed Martin and located at 1120 Miller Picking Road in Davidsville, Pennsylvania. The building was constructed in 1966 and has supported production of components used in fighter equipment since 2021.
The facility includes specialized infrastructure tied to its manufacturing operations. Federal recertification requirements are also identified as part of the operating environment, creating specific considerations for comparable production facilities and potential relocation.
The facility includes specialized infrastructure tied to its manufacturing operations. Federal recertification requirements are also identified as part of the operating environment, creating specific considerations for comparable production facilities and potential relocation.
Key Highlights
- 82,496‑square‑foot manufacturing facility
- Lockheed Martin facility at 1120 Miller Picking Road, Davidsville, PA 15928
- Building constructed in 1966
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
$481,353
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
4.82%
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%
$9,627,060
$9.6M
Cap Rate 7%
$6,876,471
$6.9M
Cap Rate 9%
$5,348,367
$5.3M
Market Conditions
NOI Build-Up for 82,496 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
$728.4K $8.83/SF
− Vacancy
−$40.8K −$0.49/SF
EGI
$687.6K $8.34/SF
− OpEx
−$206.3K −$2.50/SF
NOI
$481.4K $5.83/SF
Area
Somerset County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$9,627,060
Cap Rate 7%
$6,876,471
Cap Rate 9%
$5,348,367
Alternative Uses
Best Use
Industrial
$6.88M
$6.02M – $8.02M
NOI $481,353 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$26.13M
$22.87M – $30.49M
NOI $1,829,431 @ 7.0% cap · market cap 18.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 15928, PA
2,002
Population
1,030
Households
1.9
Avg Household Size
56
Median Age
32%
College-Educated
96%
High-School Grad
6.3 sq mi
ZIP Area
318
Density / Sq Mi
$90,156
Median Household Income
$45,698
Median Earnings
$1,338
Median Rent
$199,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Specialized manufacturing facility with production operations established in 2021.
Where is this manufacturing property located?
The property is located at 1120 Miller Picking Road Davidsville, PA.
What is the asking price?
The asking price for this property is $9,995,000.
What are key features of this property?
This property features: 82,496‑square‑foot manufacturing facility; Lockheed Martin facility at 1120 Miller Picking Road, Davidsville, PA 15928; Building constructed in 1966
