Retail Storefront
New
For Sale
$9,850,000
1717 W Main St, Ephrata, PA 17522
Retail building positioned at a signalized intersection along an established business corridor.
Property Size38,000 SF
Price / SF$259.21
Days on Market6
Property Features for 1717 W Main St
General Information
Standard status
Active
Size
38,000 SF
Property Condition
Severity
Major Repairs Needed
Evidence
fire demolition
Building Details
Year Built
1983
Listing Agency:
U.S. Commercial Realty
(717) 735-6000
Listed By:
Dwight E Wagner, Michael D. Wagner · License #RS216231L
Source:
Kandorre
Added: Aug 16
Changed: Aug 17
Last Checked: Aug 21 at 9:46AM
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 U.S. Commercial Realty
Investment Insights
Based on property information with market context.
The property includes an approximately 38,000-square-foot retail building that remains following recent fire demolition. Constructed in 1983, the building sits across two parcels associated with Ephrata and Clay Townships.
The site is at 1717 W Main St in Ephrata, Pennsylvania, near Reading Road (Route 272) and the Pennsylvania Turnpike (Route 76). Its signalized intersection setting places the property along a major business corridor in the Ephrata metro area.
The site is at 1717 W Main St in Ephrata, Pennsylvania, near Reading Road (Route 272) and the Pennsylvania Turnpike (Route 76). Its signalized intersection setting places the property along a major business corridor in the Ephrata metro area.
Key Highlights
- Approximately 38,000 SF retail building remains after recent fire demolition
- Signalized intersection along a major business corridor
- Two parcels spanning Ephrata and Clay Townships
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
$447,199
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
4.54%
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%
$8,943,980
$8.9M
Cap Rate 7%
$6,388,557
$6.4M
Cap Rate 9%
$4,968,878
$5.0M
Market Conditions
NOI Build-Up for 38,000 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
$684.0K $18.00/SF
− Vacancy
−$45.1K −$1.19/SF
EGI
$638.9K $16.81/SF
− OpEx
−$191.7K −$5.04/SF
NOI
$447.2K $11.77/SF
Area
Lancaster County, PA
Vacancy
6.60%
Lease Rate
$18.00 /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%
$8,943,980
Cap Rate 7%
$6,388,557
Cap Rate 9%
$4,968,878
Alternative Uses
Best Use
Retail
$6.39M
$5.59M – $7.45M
NOI $447,199 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.73M
$11.14M – $14.86M
NOI $891,382 @ 7.0% cap · market cap 9.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
288
Businesses Nearby
26k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 73%
Home Improvements & Furnishings 27%
Turkey Hill Minit Market
Shops & Services
18,469 visits/mo
0.4 miles
Key-Aid Ace Hardware
Home Improvements & Furnishings
7,102 visits/mo
0.3 miles
Safelite AutoGlass
Shops & Services
374 visits/mo
0.2 miles
Demographics for 17522, PA
33,848
Population
13,837
Households
2.4
Avg Household Size
40
Median Age
24%
College-Educated
86%
High-School Grad
43.0 sq mi
ZIP Area
787
Density / Sq Mi
$71,865
Median Household Income
$42,588
Median Earnings
$1,171
Median Rent
$263,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail building positioned at a signalized intersection along an established business corridor.
Where is this storefront property located?
The property is located at 1717 W Main St Ephrata, PA.
What is the asking price?
The asking price for this property is $9,850,000.
What are key features of this property?
This property features: Approximately 38,000 SF retail building remains after recent fire demolition; Signalized intersection along a major business corridor; Two parcels spanning Ephrata and Clay Townships
