Mixed-Use Property with
For Sale
Contact for pricing
1290 Reading Road, Denver, PA 17517
Neighborhood Commercial zoning allows potential apartment, retail, and repair-service uses on a level commercial site.
Property Size2,176 SF
Price / SF$137.87
Days on Market102
Property Features for 1290 Reading Road
General Information
Standard status
Active
Size
2,176 SF
Property subtype
Retail, Multifamily, Mixed Use
Zoning
NEIGHBORHOOD COMMERCIAL
Building Details
Year Built
1900
Listing Agency:
Kingsway Realty
(717) 606-2226
Listed By:
Curvin Horning · License #RS298095
Source:
Crexi
Added: May 21
Changed: Aug 30
Last Checked: Aug 30 at 4:22AM
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 Kingsway Realty
Investment Insights
Based on property information with market context.
This mixed-use property occupies 2.4 acres and includes a 2,176-square-foot, two-story frame dwelling with a kitchen, dining room, living room, stone fireplace, family room, den, four bedrooms, one-and-a-half baths, and a full basement with outside access. The property also includes oil hot-water heat and a detached one-and-a-half-story garage/barn measuring 38 by 34 feet, with two large garage bays and electric service.
The site has 326 feet of road frontage along Rt. 625 and includes two on-site wells and two on-site sewer EDUs. It is zoned Neighborhood Commercial, with potential uses identified in the property information including an apartment dwelling, retail, and repair services.
The site has 326 feet of road frontage along Rt. 625 and includes two on-site wells and two on-site sewer EDUs. It is zoned Neighborhood Commercial, with potential uses identified in the property information including an apartment dwelling, retail, and repair services.
Key Highlights
- 2.4‑acre level commercial parcel with 326’ of road frontage along Rt. 625
- Neighborhood Commercial zoning with potential apartment, retail, and repair‑service uses
- 2,176 SF two‑story frame dwelling with four bedrooms and 1½ baths
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
$27,026
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
9.01%
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%
$540,520
$540.5K
Cap Rate 7%
$386,086
$386.1K
Cap Rate 9%
$300,289
$300.3K
Market Conditions
NOI Build-Up for 2,176 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
$47.0K $21.60/SF
− Vacancy
−$3.8K −$1.73/SF
EGI
$43.2K $19.87/SF
− OpEx
−$16.2K −$7.45/SF
NOI
$27.0K $12.42/SF
Area
Lancaster County, PA
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$540,520
Cap Rate 7%
$386,086
Cap Rate 9%
$300,289
Alternative Uses
Best Use
Mixed Use
$386.1K
$337.8K – $450.4K
NOI $27,026 @ 7.0% cap · market cap 9.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$729.2K
$638.0K – $850.7K
NOI $51,043 @ 7.0% cap · market cap 17.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 17517, PA
16,092
Population
5,636
Households
2.9
Avg Household Size
40
Median Age
22%
College-Educated
87%
High-School Grad
35.5 sq mi
ZIP Area
453
Density / Sq Mi
$99,688
Median Household Income
$46,072
Median Earnings
$1,229
Median Rent
$281,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Neighborhood Commercial zoning allows potential apartment, retail, and repair-service uses on a level commercial site.
Where is this mixed-use property located?
The property is located at 1290 Reading Road Denver, PA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 2.4‑acre level commercial parcel with 326’ of road frontage along Rt. 625; Neighborhood Commercial zoning with potential apartment, retail, and repair‑service uses; 2,176 SF two‑story frame dwelling with four bedrooms and 1½ baths
