Listing Agency: Fuentes Real Estate Group, LLC Show Phone

Listed By: Victor Luna

Source: Nepahousehunt

Added: Apr 20 Changed: Aug 29 Last Checked: Aug 29 at 10:25PM

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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 Fuentes Real Estate Group, LLC

Investment Insights

Based on property information with market context.

This mixed-use property includes 2 acres of land and a 2,400-square-foot improvement with a flexible layout. The site includes ample parking and can be configured for different commercial operations or business concepts. Its boulevard-facing position provides direct exposure and access, while the combination of land, building area, and parking supports a range of potential configurations. The property is also positioned to provide rental income, adding an income-producing component to its commercial utility.

Key Highlights

• 2 acres of mixed‑use property
• Includes a 2,400‑square‑foot improvement
• Faces a highly trafficked boulevard

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

$16,560

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

8.28%

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%

$331,200 $331.2K

Cap Rate 7%

$236,571 $236.6K

Cap Rate 9%

$184,000 $184.0K

Market Conditions

NOI Build-Up for 2,400 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

$28.8K $12.00/SF

− Vacancy

−$2.3K −$0.96/SF

EGI

$26.5K $11.04/SF

− OpEx

−$9.9K −$4.14/SF

NOI

$16.6K $6.90/SF

Area

Schuylkill County, PA

Vacancy

8.00%

Lease Rate

$12.00 /SF/Yr

Expense Ratio

37.50%

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%

$331,200

Cap Rate 7%

$236,571

Cap Rate 9%

$184,000

Alternative Uses

Best Use

Mixed Use

$236.6K

$207.0K – $276.0K (±1% cap)

NOI $16,560 @ 7.0% cap · market cap 8.28%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$360.0K

$315.0K – $420.0K (±1% cap)

NOI $25,200 @ 7.0% cap · market cap 12.60%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Commercial land

Suggested Use

Top Pick Electrical Service Building Supply Garden Center Hair Salon Cafe & Coffee Shop Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

24

Businesses Nearby

Explore this area Business Placement

Demographics for 17967, PA

2,364

Population

1,094

Households

2.2

Avg Household Size

48

Median Age

21%

College-Educated

91%

High-School Grad

34.5 sq mi

ZIP Area

69

Density / Sq Mi

$78,750

Median Household Income

$43,839

Median Earnings

$684

Median Rent

$183,300

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Commercial parcel with an existing improvement, on-site parking, and adaptable space for multiple business configurations.

Where is this mixed-use property located?

The property is located at 116 Ringtown Blvd Ringtown, PA.

What is the asking price?

The asking price for this property is $199,999.

What are key features of this property?

This property features: 2 acres of mixed‑use property; Includes a 2,400‑square‑foot improvement; Faces a highly trafficked boulevard