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    Redevelopment Opportunity Near Turnpike Entrance Title is generated by Realmo AI

    N Reading Rd/ 20 HILL ROAD, Denver, PA 17517

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    Claim this Listing
    For Sale
    $2,500,000

    LAND - DENVER, PA

    Lot size:
    5.40 Acres
    Added:
    Jul 6, 2021
    Days on Market:
    1770
    Last Refresh:
    May 10 at 9:06 pm

    Property Features for N Reading Rd/ 20 HILL ROAD

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    5.40 Acres

    Taxes and HOA fees

    Tax Annual Amount
    7069

    We can help!

    Listing Contact
    Theresa Richardson
    Theresa Richardson

    Listing agent Theresa Richardson License #RS274209

    Listing office Berkshire Hathaway HomeServices Homesale Realty 5 Old Mill Road, Lancaster, PA

    Listing date Jul 6, 2021

    MLS# PALA2001242 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 5.4‑acre redevelopment opportunity zoned General Commercial C‑1, allowing for mixed‑use retail formats.
    • High traffic location on North Reading Road (16,000+ VPD) with quick access to I‑76 (29,000+ VPD).
    • Located just off the PA Turnpike entrance in Denver, PA.
    • Corner lot with updated lot lines and road frontage on North Reading Road.
    • Prime location for retailers to enter the Northern Lancaster County market.
    • Strong tourism impact in Lancaster County: $3.4 billion total in 2023.

    Overview

    This 5.4-acre corner lot presents a redevelopment opportunity in Denver, PA. Zoned General Commercial C-1, the site allows for a mixed set of uses, including various retail formats. Situated along North Reading Road, which sees over 16,000 vehicles per day, the location provides convenient access to and from I-76, with a traffic volume exceeding 29,000 vehicles per day. The New Hill Road is partially complete, and the Route 272 corners are curbed, paved, and seeded. Located just off the PA Turnpike entrance, the property benefits from its proximity to major transportation routes. In 2023, Lancaster County saw an estimated 9.92 million visitors who directly spent $2.58 billion, resulting in a total tourism impact of $3.4 billion for the county. This site represents a development opportunity for retailers looking to enter the Northern Lancaster County market.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Pharmacy Auto Parts Store Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Denver
    County
    Lancaster
    State
    Pennsylvania
    Longitude
    -76.09388
    Latitude
    40.226242

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    FAQs

    What type of property is this?
    Commercial land - 5.4-acre commercial land near PA Turnpike entrance, suitable for retail.
    Where is this commercial land located?
    The property is located at N Reading Rd/ 20 HILL ROAD Denver, PA.
    What is the asking price?
    The asking price for this property is $2,500,000.
    What are key features of this property?
    This property features: 5.4‑acre redevelopment opportunity zoned General Commercial C‑1, allowing for mixed‑use retail formats.; High traffic location on North Reading Road (16,000+ VPD) with quick access to I‑76 (29,000+ VPD).; Located just off the PA Turnpike entrance in Denver, PA.
    (717) 468-2583
    We can help!
    Listing Contact
    Theresa Richardson
    Theresa Richardson
    Real Estate License ID: RS274209
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    N. Reading Rd/ 20 HILL ROAD, DENVER, PA 17517
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