Climate-Controlled Flex
New
For Sale
$235,000
12408 Old Germantown Rd, Waynesboro, PA 17268
Open interior, loading dock, two garage bays, loft storage, and commercial zoning support varied operational needs.
Property Size3,310 SF
Price / SF$70
Days on Market5
Property Features for 12408 Old Germantown Rd
General Information
Standard status
Active
Size
3,310 SF
Warehouse & Industrial
Clear Height
12 ft
Drive-In Doors
2
Conditioned Warehouse
Yes
Amenities
security system with cameras
handicapped-accessible half bath
Building Details
Year Built
2017
Buildings
1
Listing Agency:
J&B Real Estate
(301) 401-8620
Listed By:
Eleanore Louise Smith
Source:
Premierehomegroup
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 29 at 11:51AM
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 J&B Real Estate
Investment Insights
Based on property information with market context.
This flex space is a climate-controlled commercial building with an open interior that can be reconfigured for different business or storage functions. Mechanical systems include a 5-ton central A/C unit and a dual-fuel heat pump with propane backup. Insulated exterior walls and ceilings support consistent interior temperatures, while LED lighting serves the building throughout.
The property includes two garage bays with 12-foot ceilings, featuring one 8-foot door and one 10-foot door. A loading dock, side deck, entry door, and loft add functional flexibility. Additional improvements include a handicapped-accessible half bath and a security system with camera surveillance. The exterior is designed for minimal maintenance, and the building is zoned commercial.
The interior configuration can accommodate business operations, secured storage, or vehicle-related use, subject to verification of the intended use with township officials.
The property includes two garage bays with 12-foot ceilings, featuring one 8-foot door and one 10-foot door. A loading dock, side deck, entry door, and loft add functional flexibility. Additional improvements include a handicapped-accessible half bath and a security system with camera surveillance. The exterior is designed for minimal maintenance, and the building is zoned commercial.
The interior configuration can accommodate business operations, secured storage, or vehicle-related use, subject to verification of the intended use with township officials.
Key Highlights
- Climate‑controlled commercial flex building with open interior layout
- 5‑ton central A/C and dual‑fuel heat pump with propane backup
- Two garage bays with 12‑foot ceilings; 8‑foot and 10‑foot doors
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
$19,313
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
8.22%
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%
$386,260
$386.3K
Cap Rate 7%
$275,900
$275.9K
Cap Rate 9%
$214,589
$214.6K
Market Conditions
NOI Build-Up for 3,310 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
$29.2K $8.83/SF
− Vacancy
−$1.6K −$0.49/SF
EGI
$27.6K $8.34/SF
− OpEx
−$8.3K −$2.50/SF
NOI
$19.3K $5.83/SF
Area
Franklin County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$386,260
Cap Rate 7%
$275,900
Cap Rate 9%
$214,589
Alternative Uses
Best Use
Warehouse
$335.0K
$293.2K – $390.9K
NOI $23,452 @ 7.0% cap · market cap 9.98%
Second Best
Flex RnD
$330.8K
$289.4K – $385.9K
NOI $23,154 @ 7.0% cap · market cap 9.85%
Theoretical Best
Office A
$802.6K
$702.3K – $936.3K
NOI $56,180 @ 7.0% cap · market cap 23.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 17268, PA
29,587
Population
12,693
Households
2.3
Avg Household Size
42
Median Age
20%
College-Educated
92%
High-School Grad
77.8 sq mi
ZIP Area
380
Density / Sq Mi
$69,715
Median Household Income
$44,106
Median Earnings
$1,081
Median Rent
$225,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Open interior, loading dock, two garage bays, loft storage, and commercial zoning support varied operational needs.
Where is this flex space located?
The property is located at 12408 Old Germantown Rd Waynesboro, PA.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: Climate‑controlled commercial flex building with open interior layout; 5‑ton central A/C and dual‑fuel heat pump with propane backup; Two garage bays with 12‑foot ceilings; 8‑foot and 10‑foot doors
