Three-Building Retail
For Sale
$9,250,000
800 Oley Street 810 E Oley St 830 Oley St, Reading, PA 19604
Three fully renovated retail buildings include a grocery building constructed in 2011 with ample on-site surface parking.
Property Size81,500 SF
Days on Market179
Property Features for 800 Oley Street 810 E Oley St 830 Oley St
General Information
Standard status
Active
Size
81,500 SF
Property subtype
Retail
Building Details
Building Size
81,500 SF
Listing Agency:
(610) 370-8508
Listed By:
John Buccinno, SIOR CCIM
Source:
Naiglobal
Added: Feb 26
Changed: Aug 14
Last Checked: Aug 24 at 3:20AM
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 John Buccinno, SIOR CCIM
Investment Insights
Based on property information with market context.
This offering consists of three retail buildings. All are described as fully renovated, and the center includes a grocery building constructed in 2011. The property also provides plenty of on-site surface parking.
The seller notes heavy day time traffic in a high-density neighborhood. The listing is presented as a retail-focused shopping center asset.
As configured, the buildings offer a multi-structure retail footprint with a dedicated grocery component and parking designed to support day-to-day customer access.
The seller notes heavy day time traffic in a high-density neighborhood. The listing is presented as a retail-focused shopping center asset.
As configured, the buildings offer a multi-structure retail footprint with a dedicated grocery component and parking designed to support day-to-day customer access.
Key Highlights
- Three fully renovated retail buildings
- Includes a grocery building constructed in 2011
- Plenty of on‑site surface parking
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
$826,367
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
8.93%
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%
$16,527,340
$16.5M
Cap Rate 7%
$11,805,243
$11.8M
Cap Rate 9%
$9,181,856
$9.2M
Market Conditions
NOI Build-Up for 81,500 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
$1.23M $15.12/SF
− Vacancy
−$51.8K −$0.64/SF
EGI
$1.18M $14.48/SF
− OpEx
−$354.2K −$4.35/SF
NOI
$826.4K $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%
$16,527,340
Cap Rate 7%
$11,805,243
Cap Rate 9%
$9,181,856
Alternative Uses
Best Use
Retail
$11.81M
$10.33M – $13.77M
NOI $826,367 @ 7.0% cap · market cap 8.93%
Second Best
Specialty Retail
$11.59M
$10.14M – $13.52M
NOI $810,994 @ 7.0% cap · market cap 8.77%
Theoretical Best
Office A
$13.38M
$11.71M – $15.61M
NOI $936,533 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,427
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19604, PA
29,347
Population
10,089
Households
2.9
Avg Household Size
29
Median Age
10%
College-Educated
70%
High-School Grad
2.5 sq mi
ZIP Area
11,739
Density / Sq Mi
$52,863
Median Household Income
$30,975
Median Earnings
$1,100
Median Rent
$110,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Shopping center - Three fully renovated retail buildings include a grocery building constructed in 2011 with ample on-site surface parking.
Where is this shopping center located?
The property is located at 800 Oley Street 810 E Oley St 830 Oley St Reading, PA.
What is the asking price?
The asking price for this property is $9,250,000.
What are key features of this property?
This property features: Three fully renovated retail buildings; Includes a grocery building constructed in 2011; Plenty of on‑site surface parking
