Building Details

Buildings 1

Stories 2

Building Size 123,082 SF

Listing Agency: Landmark Commercial Realty Show Phone

Listed By: Jason Grace Show Phone

Source: Moodyscre

Added: May 19, 2025 Changed: Aug 31 Last Checked: Aug 31 at 2:09PM

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Investment Insights

Based on property information with market context.

This two-story flex property contains 123,082 square feet on 15.057 acres. The first floor is fully climate controlled and configured for industrial operations, with four dock doors, one drive-in door, and 16-foot ceiling heights. Upper-level improvements include private offices, open work areas, a cafeteria, and an employee lounge.

General Industrial (I-2) zoning supports manufacturing, distribution, truck freight terminal, warehouse, office, material storage, contractor yard, laboratory, R&D, and mini-warehouse uses by right. The site also includes ample car parking and a dedicated trailer drop lot. Additional site capacity is identified for approximately 40,000 square feet of high-bay warehouse space, with the option to add secure gated outdoor storage.

Key Highlights

• 123,082 SF two‑story industrial flex building on 15.057 acres
• Fully climate‑controlled first floor with 4 dock doors and 1 drive‑in door
• 16’ ceiling heights support a range of industrial and warehouse functions

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

$832,382

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

8.33%

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%

$16,647,640 $16.6M

Cap Rate 7%

$11,891,171 $11.9M

Cap Rate 9%

$9,248,689 $9.2M

Market Conditions

NOI Build-Up for 123,082 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

$1.06M $8.62/SF

− Vacancy

−$81.7K −$0.66/SF

EGI

$979.3K $7.96/SF

− OpEx

−$146.9K −$1.19/SF

NOI

$832.4K $6.76/SF

Area

Lancaster County, PA

Vacancy

7.70%

Lease Rate

$8.62 /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%

$16,647,640

Cap Rate 7%

$11,891,171

Cap Rate 9%

$9,248,689

Alternative Uses

Best Use

Office B

$29.11M

$25.47M – $33.96M (±1% cap)

NOI $2,037,733 @ 7.0% cap · market cap 20.39%

Second Best

Warehouse

$11.89M

$10.40M – $13.87M (±1% cap)

NOI $832,382 @ 7.0% cap · market cap 8.33%

Theoretical Best

Office A

$41.25M

$36.09M – $48.12M (±1% cap)

NOI $2,887,185 @ 7.0% cap · market cap 28.89%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Total Loyalty Solutions Marketing & Advertising Market Magazine Publishing House House2Home Showcase Publishing House Local Flavor Media Publishing House Postcards Department Store

Suggested Use

Top Pick Restaurant Law Firm Real Estate Agency Building Supply Dental Office Auto Parts Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

16 ft

Clear height

4

Dock-high doors

1

Drive-in doors

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

253

Businesses Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Demographics for 17554, PA

8,042

Population

3,115

Households

2.6

Avg Household Size

39

Median Age

32%

College-Educated

93%

High-School Grad

3.1 sq mi

ZIP Area

2,594

Density / Sq Mi

$95,516

Median Household Income

$48,248

Median Earnings

$1,346

Median Rent

$270,600

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Two-story industrial flex property combining warehouse, office, loading, and employee amenity areas within an I-2 zoning framework.

Where is this flex space located?

The property is located at 3708 Hempland Rd Mountville, PA.

What is the asking price?

The asking price for this property is $9,995,000.

What are key features of this property?

This property features: 123,082 SF two‑story industrial flex building on 15.057 acres; Fully climate‑controlled first floor with 4 dock doors and 1 drive‑in door; 16’ ceiling heights support a range of industrial and warehouse functions