Flex Industrial Building with
For Sale
Contact for pricing
Pending
1595 S Mount Joy St., Elizabethtown, PA 17022
Industrial and office space on 5.38 acres with air conditioning, sprinklers, and three dock doors.
Property Size34,000 SF
Days on Market130
Property Features for 1595 S Mount Joy St.
General Information
Standard status
Pending
Size
34,000 SF
Class
A
Total Parking Spaces
125
Property subtype
Industrial, Office
Zoning
Light Industrial
Building Details
Year Built
1970
Units
125
Tenancy
Single
Listing Agency:
Davison Associates
Listed By:
Brian Davison, CCIM SIOR · License #PA RB069617
Source:
Crexi
Added: Apr 29
Changed: Aug 16
Last Checked: Aug 14 at 7:35AM
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 Davison Associates
Investment Insights
Based on property information with market context.
This 34,000 +/- square foot industrial property on 5.38 acres includes 21,500 +/- square feet of office space and 12,500 +/- square feet of warehouse area. Originally constructed in 1970, the building offers approximately 14'+/- ceiling heights and is designed for both workspace and operational needs. The facility is fully air conditioned and protected by a sprinkler system, with forced air natural gas heating. Loading is supported by three truck dock doors.
Approximately 125 parking spaces are available, and the property is located about 1.8 miles from Route 283, providing convenient regional access. The site sits in the Light Industrial zoning district and is described as suitable for manufacturing, warehouse, distribution, office, or flex industrial users.
Power-intensive uses are supported by three-phase, 480-volt electrical service and a backup generator. Public water and public sewer service are provided, supporting day-to-day operations for a range of industrial configurations.
Approximately 125 parking spaces are available, and the property is located about 1.8 miles from Route 283, providing convenient regional access. The site sits in the Light Industrial zoning district and is described as suitable for manufacturing, warehouse, distribution, office, or flex industrial users.
Power-intensive uses are supported by three-phase, 480-volt electrical service and a backup generator. Public water and public sewer service are provided, supporting day-to-day operations for a range of industrial configurations.
Key Highlights
- 34,000 +/- SF industrial facility on 5.38 acres in Elizabethtown Borough with 21,500 +/- SF office and 12,500 +/- SF warehouse
- Light Industrial zoning; suitable for manufacturing, warehouse, distribution, office, or flex industrial users
- Approximately 14'+/- ceiling heights with three truck dock doors for loading and distribution
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
$176,241
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
9.04%
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%
$3,524,820
$3.5M
Cap Rate 7%
$2,517,729
$2.5M
Cap Rate 9%
$1,958,233
$2.0M
Market Conditions
NOI Build-Up for 34,000 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
$293.8K $8.64/SF
− Vacancy
−$22.6K −$0.67/SF
EGI
$271.1K $7.97/SF
− OpEx
−$94.9K −$2.79/SF
NOI
$176.2K $5.18/SF
Area
Lancaster County, PA
Vacancy
7.70%
Lease Rate
$8.64 /SF/Yr
Expense Ratio
35.00%
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%
$3,524,820
Cap Rate 7%
$2,517,729
Cap Rate 9%
$1,958,233
Alternative Uses
Best Use
Warehouse
$3.28M
$2.87M – $3.83M
NOI $229,936 @ 7.0% cap · market cap 11.79%
Second Best
Industrial
$2.71M
$2.37M – $3.16M
NOI $189,359 @ 7.0% cap · market cap 9.71%
Theoretical Best
Office A
$11.39M
$9.97M – $13.29M
NOI $797,552 @ 7.0% cap · market cap 40.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 17022, PA
31,163
Population
12,950
Households
2.4
Avg Household Size
42
Median Age
33%
College-Educated
93%
High-School Grad
55.0 sq mi
ZIP Area
567
Density / Sq Mi
$79,075
Median Household Income
$42,844
Median Earnings
$1,381
Median Rent
$272,700
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 - Industrial and office space on 5.38 acres with air conditioning, sprinklers, and three dock doors.
Where is this flex space located?
The property is located at 1595 S Mount Joy St. Elizabethtown, PA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 34,000 +/- SF industrial facility on 5.38 acres in Elizabethtown Borough with 21,500 +/- SF office and 12,500 +/- SF warehouse; Light Industrial zoning; suitable for manufacturing, warehouse, distribution, office, or flex industrial users; Approximately 14'+/- ceiling heights with three truck dock doors for loading and distribution
