Warehouse with Executive Office
For Sale
Contact for pricing
475 Business Park Ln, Allentown, PA 18109
Industrial facility features 23-foot ceilings, two drive-in doors, and executive office suites with private amenities.
Property Size24,000 SF
Price / SF$112.08
Days on Market524
Property Features for 475 Business Park Ln
General Information
Standard status
Active
Size
24,000 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
23 ft
Drive-In Doors
2
Listing Agency:
NAI Summit
(610) 264-0200
Listed By:
Michael Adams
(610) 704-3681
Source:
Moodyscre
Added: Apr 10, 2025
Changed: Sep 8
Last Checked: Sep 14 at 6:14AM
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 NAI Summit
Investment Insights
Based on property information with market context.
The property is an industrial warehouse with approximately 23' ceiling height, supported by two drive-in doors. In addition to warehouse space, it includes executive office suites with private amenities and an open fabrication/operations area with air compressor drop-downs. A second-floor warehouse/storage level is accessed by a conveyor belt, with racking provided for storage.
The facility is offered for sale.
The combined warehouse, operations, and office build-out provides a practical configuration for users needing both production space and on-site executive offices.
The facility is offered for sale.
The combined warehouse, operations, and office build-out provides a practical configuration for users needing both production space and on-site executive offices.
Key Highlights
- Warehouse space with 23' ceiling height and two drive‑in doors
- Executive office suites with private amenities
- Open fabrication/operations area with air compressor drop‑downs
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
$148,368
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
5.52%
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%
$2,967,360
$3.0M
Cap Rate 7%
$2,119,543
$2.1M
Cap Rate 9%
$1,648,533
$1.6M
Market Conditions
NOI Build-Up for 24,000 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
$184.3K $7.68/SF
− Vacancy
−$9.8K −$0.41/SF
EGI
$174.6K $7.27/SF
− OpEx
−$26.2K −$1.09/SF
NOI
$148.4K $6.18/SF
Area
Allentown, PA
Vacancy
5.30%
Lease Rate
$7.68 /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%
$2,967,360
Cap Rate 7%
$2,119,543
Cap Rate 9%
$1,648,533
Alternative Uses
Best Use
Warehouse
$2.12M
$1.85M – $2.47M
NOI $148,368 @ 7.0% cap · market cap 5.52%
Second Best
Industrial
$1.54M
$1.35M – $1.80M
NOI $108,017 @ 7.0% cap · market cap 4.02%
Theoretical Best
Specialty Retail
$4.71M
$4.13M – $5.50M
NOI $330,048 @ 7.0% cap · market cap 12.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
23 ft
Clear height
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
403
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18109, PA
18,915
Population
7,395
Households
2.6
Avg Household Size
37
Median Age
19%
College-Educated
80%
High-School Grad
8.2 sq mi
ZIP Area
2,307
Density / Sq Mi
$55,437
Median Household Income
$36,632
Median Earnings
$1,239
Median Rent
$180,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial facility features 23-foot ceilings, two drive-in doors, and executive office suites with private amenities.
Where is this warehouse located?
The property is located at 475 Business Park Ln Allentown, PA.
What is the asking price?
The asking price for this property is $2,690,000.
What are key features of this property?
This property features: Warehouse space with 23' ceiling height and two drive‑in doors; Executive office suites with private amenities; Open fabrication/operations area with air compressor drop‑downs
