Neighborhood Laundromat with
For Sale
$550,000
121 S 5th St, Reading, PA 19602
Established laundromat business and real estate are offered together, including on-site washers and dryers.
Property Size3,484 SF
Price / SF$157.86
Days on Market74
Property Features for 121 S 5th St
General Information
Standard status
Active
Size
3,484 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Building Details
Year Built
1975
Listing Agency:
Pagoda Realty ERA Powered
Listed By:
Jimmy Thelusca · License #RS333622
(862) 352-7532
Source:
Kandorre
Added: Jun 23
Changed: Aug 23
Last Checked: Sep 4 at 9:40AM
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 Pagoda Realty ERA Powered
Investment Insights
Based on property information with market context.
This for-sale package includes the real estate, the operating laundromat business, and the existing business equipment. The facility is set up for efficient customer flow and ease of maintenance, with an on-site mix of washers and dryers suited for everyday residential use as well as larger loads.
The property is located at 121 S 5th Street in the City of Reading within a dense residential corridor, where the business benefits from walkability and neighborhood demand.
According to the seller, the laundromat is positioned to support steady year-round traffic, with revenue expansion possibilities tied to operational enhancements. Financial information, equipment details, and operating metrics are available upon request, and buyers should verify any modernization or additional service opportunities.
The property is located at 121 S 5th Street in the City of Reading within a dense residential corridor, where the business benefits from walkability and neighborhood demand.
According to the seller, the laundromat is positioned to support steady year-round traffic, with revenue expansion possibilities tied to operational enhancements. Financial information, equipment details, and operating metrics are available upon request, and buyers should verify any modernization or additional service opportunities.
Key Highlights
- Sunrise Laundromat for sale at 121 S 5th Street, Reading, PA, offered as business and real estate together
- Sale includes everything: the real estate, business, and on‑site equipment
- Established laundromat with on‑site washers and dryers included
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
$35,326
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
6.42%
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%
$706,520
$706.5K
Cap Rate 7%
$504,657
$504.7K
Cap Rate 9%
$392,511
$392.5K
Market Conditions
NOI Build-Up for 3,484 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
$52.7K $15.12/SF
− Vacancy
−$2.2K −$0.64/SF
EGI
$50.5K $14.48/SF
− OpEx
−$15.1K −$4.35/SF
NOI
$35.3K $10.14/SF
Area
Berks County, PA
Vacancy
4.20%
Lease Rate
$15.12 /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%
$706,520
Cap Rate 7%
$504,657
Cap Rate 9%
$392,511
Alternative Uses
Best Use
Retail
$504.7K
$441.6K – $588.8K
NOI $35,326 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$571.9K
$500.4K – $667.3K
NOI $40,035 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,904
Businesses Nearby
Explore this area
Business Placement
Demographics for 19602, PA
19,782
Population
7,907
Households
2.5
Avg Household Size
32
Median Age
11%
College-Educated
71%
High-School Grad
2.0 sq mi
ZIP Area
9,891
Density / Sq Mi
$38,179
Median Household Income
$30,848
Median Earnings
$978
Median Rent
$73,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Established laundromat business and real estate are offered together, including on-site washers and dryers.
Where is this retail space located?
The property is located at 121 S 5th St Reading, PA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Sunrise Laundromat for sale at 121 S 5th Street, Reading, PA, offered as business and real estate together; Sale includes everything: the real estate, business, and on‑site equipment; Established laundromat with on‑site washers and dryers included
