Retail Building with Free-Span
For Sale
Contact for pricing
11744 Winterstown Rd., Red Lion, PA 17356
A front retail building with a rear 16' clear free-span warehouse plus outdoor storage on excess land.
Property Size7,200 SF
Lot Size0.50 Acres
Price / SF$79.86
Days on Market97
Property Features for 11744 Winterstown Rd.
General Information
Standard status
Active
Size
7,200 SF
Class
B
Lot size
0.50 Acres
Property subtype
Business for Sale
Zoning
Village Center
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Clear Height
16 ft
Building Details
Year Built
1950
Stories
1
Units
1
Listing Agency:
ROCK Commercial Real Estate
Listed By:
John Birkeland · License #PA AB067026
(717) 854-5357
Source:
Crexi
Added: Jun 1
Changed: Sep 2
Last Checked: Sep 1 at 8:56PM
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 ROCK Commercial Real Estate
Investment Insights
Based on property information with market context.
This property features a combined retail and warehouse configuration, including a 45' x 80' retail building at the front and an 80' x 45' free-span warehouse in the rear. The warehouse includes 16' clear height, supporting a wide range of storage and light industrial uses. An approximate 0.5-acre area of excess land is available for outdoor storage, agricultural endeavors, or possibly a single-family residence, depending on what can be approved for the site.
Located at 11744 Winterstown Rd. in Red Lion, Pennsylvania, the offering is positioned approximately 4 miles south of Red Lion and 7 miles north of Stewartstown on PA 24. The property is being sold as-is, with the current business history noted in the community for decades.
The layout can work well for operators who want retail visibility with substantial back-of-house warehousing in one site. The on-site excess land may support additional inventory staging or related activities, while the free-span warehouse design can simplify interior planning for equipment, shelving, or other storage needs. Buyers may also consider the site as a flexible redevelopment opportunity, subject to applicable approvals and intended use.
Located at 11744 Winterstown Rd. in Red Lion, Pennsylvania, the offering is positioned approximately 4 miles south of Red Lion and 7 miles north of Stewartstown on PA 24. The property is being sold as-is, with the current business history noted in the community for decades.
The layout can work well for operators who want retail visibility with substantial back-of-house warehousing in one site. The on-site excess land may support additional inventory staging or related activities, while the free-span warehouse design can simplify interior planning for equipment, shelving, or other storage needs. Buyers may also consider the site as a flexible redevelopment opportunity, subject to applicable approvals and intended use.
Key Highlights
- 45' x 80' front retail building with rear 80' x 45' free‑span warehouse (16' clear height)
- Approx. 0.5‑acre excess land for outdoor storage, agricultural uses, or possible single‑family residence
- Property built in 1950
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
$51,013
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
8.87%
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%
$1,020,260
$1.0M
Cap Rate 7%
$728,757
$728.8K
Cap Rate 9%
$566,811
$566.8K
Market Conditions
NOI Build-Up for 7,200 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
$63.6K $8.83/SF
− Vacancy
−$3.6K −$0.49/SF
EGI
$60.0K $8.34/SF
− OpEx
−$9.0K −$1.25/SF
NOI
$51.0K $7.09/SF
Area
York 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%
$1,020,260
Cap Rate 7%
$728,757
Cap Rate 9%
$566,811
Alternative Uses
Best Use
Warehouse
$728.8K
$637.7K – $850.2K
NOI $51,013 @ 7.0% cap · market cap 8.87%
Second Best
Industrial
$600.2K
$525.1K – $700.2K
NOI $42,011 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,926 @ 7.0% cap · market cap 25.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17356, PA
23,176
Population
9,212
Households
2.5
Avg Household Size
41
Median Age
23%
College-Educated
92%
High-School Grad
33.4 sq mi
ZIP Area
694
Density / Sq Mi
$85,726
Median Household Income
$46,750
Median Earnings
$966
Median Rent
$228,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - A front retail building with a rear 16' clear free-span warehouse plus outdoor storage on excess land.
Where is this flex space located?
The property is located at 11744 Winterstown Rd. Red Lion, PA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 45' x 80' front retail building with rear 80' x 45' free‑span warehouse (16' clear height); Approx. 0.5‑acre excess land for outdoor storage, agricultural uses, or possible single‑family residence; Property built in 1950
