Listing Agency: Berkshire Hathaway HomeServices Homesale Realty Show Phone

Listed By: Robert V Argento · License #RS173754L Show Phone

Source: Exprealty

Added: Mar 18 Changed: Aug 23 Last Checked: Aug 23 at 5:32AM

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Investment Insights

Based on property information with market context.

This commercial property, currently operating as a service garage, is located in Hallam Boro. The property features three garage bays suitable for automotive service, repair, or light commercial uses. There are 21 parking spaces available on-site. The layout allows for efficient workflow. The property includes storage rooms for inventory, tools, and supplies, as well as a walk-up attic housing the furnace and another room with plumbing for a bathroom. The property is zoned Mixed Use.

Key Highlights

• Three spacious garage bays ideal for automotive or light commercial use.
• Ample on‑site parking with 21 spaces.
• High‑visibility location in Hallam Boro.

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

$32,575

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

4.76%

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%

$651,500 $651.5K

Cap Rate 7%

$465,357 $465.4K

Cap Rate 9%

$361,944 $361.9K

Market Conditions

NOI Build-Up for 2,730 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

$49.1K $18.00/SF

− Vacancy

−$2.6K −$0.95/SF

EGI

$46.5K $17.05/SF

− OpEx

−$14.0K −$5.11/SF

NOI

$32.6K $11.93/SF

Area

York County, PA

Vacancy

5.30%

Lease Rate

$18.00 /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%

$651,500

Cap Rate 7%

$465,357

Cap Rate 9%

$361,944

Alternative Uses

Best Use

Retail

$465.4K

$407.2K – $542.9K (±1% cap)

NOI $32,575 @ 7.0% cap · market cap 4.76%

Second Best

Mixed Use

$403.7K

$353.2K – $470.9K (±1% cap)

NOI $28,256 @ 7.0% cap · market cap 4.12%

Theoretical Best

Office A

$790.4K

$691.6K – $922.2K (±1% cap)

NOI $55,330 @ 7.0% cap · market cap 8.08%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Auto shops

Suggested Use

Top Pick Skin Care Clinic (Bike/Boat/Book/etc) Store Locksmith Carpet & Flooring Store Wine and Liquor Store Pet Store & Service

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

2,702

Businesses Nearby

59k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Dining 47% Groceries 22% Shops & Services 17% Apparel 12%

McDonald's Dining

21,613 visits/mo 0.2 miles

C-Town Supermarkets Groceries

13,146 visits/mo 0.2 miles

Family Dollar Shops & Services

4,675 visits/mo 0.2 miles

Krispy Krunchy Chicken Dining

3,599 visits/mo 0.2 miles

Citi Trends Apparel

3,507 visits/mo 0.2 miles

Demographics for 17401, PA

18,771

Population

8,202

Households

2.3

Avg Household Size

32

Median Age

16%

College-Educated

80%

High-School Grad

1.5 sq mi

ZIP Area

12,514

Density / Sq Mi

$41,569

Median Household Income

$30,329

Median Earnings

$940

Median Rent

$84,500

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Versatile commercial property in Hallam Boro with ample parking.

Where is this mixed-use property located?

The property is located at 120 E Market St Hallam, PA.

What is the asking price?

The asking price for this property is $685,000.

What are key features of this property?

This property features: Three spacious garage bays ideal for automotive or light commercial use.; Ample on‑site parking with 21 spaces.; High‑visibility location in Hallam Boro.