Industrial Complex with Overhead
For Sale
$3,200,000
125 Montgomery Street, Montgomery, PA 17752
Two-building industrial complex with cranes, ideal for manufacturing or investment.
Property Size17,500 SF
Price / SF$182.86
Days on Market339
Property Features for 125 Montgomery Street
General Information
Standard status
Active
Size
17,500 SF
Total Parking Spaces
40
Property subtype
Distribution Warehouse
Zoning
Industrial
Building Details
Building Size
17,500 SF
Listing Agency:
RE/MAX
(570) 220-4731
Listed By:
John Brindger · License #PA - RS22139OL
(570) 220-4731
Source:
Remaxcommercial
Added: Sep 25, 2025
Changed: Aug 8
Last Checked: Aug 29 at 5:45AM
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 RE/MAX
Investment Insights
Based on property information with market context.
This industrial complex features two pre-engineered steel buildings, one measuring 7,500 square feet and the other 10,000 square feet. Each building is equipped with a 10-ton overhead crane and boasts a 30-foot clear ceiling height. The property includes oversized overhead doors, a fenced and lighted area, and a wash bay. The property is suitable for manufacturing purposes. The location is near the Amazon distribution center in Montgomery. The 7,500-square-foot building is currently occupied by a credit tenant, while the 10,000-square-foot building is vacant. The property is located off Route 405, from Muncy to Montgomery, turn left on Thomas Street, then make an immediate right onto Miller Avenue. The Blue Steel building is on the left.
Key Highlights
- Two pre‑engineered steel buildings: 7,500 sq ft (leased to credit tenant) and 10,000 sq ft (vacant).
- Each building equipped with a 10‑ton overhead crane.
- 30' clear ceiling height in both buildings.
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
$123,991
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
3.87%
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%
$2,479,820
$2.5M
Cap Rate 7%
$1,771,300
$1.8M
Cap Rate 9%
$1,377,678
$1.4M
Market Conditions
NOI Build-Up for 17,500 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
$154.5K $8.83/SF
− Vacancy
−$8.7K −$0.49/SF
EGI
$145.9K $8.34/SF
− OpEx
−$21.9K −$1.25/SF
NOI
$124.0K $7.09/SF
Area
Lycoming County, PA
Vacancy
5.60%
Lease Rate
$8.83 /SF/Yr
Expense Ratio
15.00%
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%
$2,479,820
Cap Rate 7%
$1,771,300
Cap Rate 9%
$1,377,678
Alternative Uses
Best Use
Warehouse
$1.77M
$1.55M – $2.07M
NOI $123,991 @ 7.0% cap · market cap 3.87%
Second Best
Industrial
$1.46M
$1.28M – $1.70M
NOI $102,110 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$3.77M
$3.30M – $4.40M
NOI $263,995 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Explore this area
Business Placement
Demographics for 17752, PA
4,885
Population
2,020
Households
2.4
Avg Household Size
39
Median Age
17%
College-Educated
93%
High-School Grad
40.7 sq mi
ZIP Area
120
Density / Sq Mi
$66,336
Median Household Income
$42,173
Median Earnings
$926
Median Rent
$181,100
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 - Two-building industrial complex with cranes, ideal for manufacturing or investment.
Where is this manufacturing property located?
The property is located at 125 Montgomery Street Montgomery, PA.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Two pre‑engineered steel buildings: 7,500 sq ft (leased to credit tenant) and 10,000 sq ft (vacant).; Each building equipped with a 10‑ton overhead crane.; 30' clear ceiling height in both buildings.
