Flex Building with 6
For Sale
$1,550,000
2012 W CUMBERLAND STREET, Lebanon, PA 17042
Highway Commercial zoning supports a mixed showroom, office, and shop configuration with public water and sewer.
Property Size14,716 SF
Lot Size1.23 Acres
Price / SF$105.33
Days on Market15
Property Features for 2012 W CUMBERLAND STREET
General Information
Standard status
Active
Size
14,716 SF
Lot size
1.23 Acres
Property subtype
Commercial
Zoning
Highway Commercial
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Power
200 amps
Three-Phase Power
Yes
Sprinkler System
Yes
Building Details
Year Built
1980
Buildings
1
Stories
1
Building Size
14,716 SF
Construction
masonry/stucco
Listing Agency:
Kingsway Realty - Ephrata
(717) 606-2226
Listed By:
Curvin Horning · License #RS298095
(717) 606-2226
Source:
Cummingsrealtors
Added: Aug 10
Changed: Aug 23
Last Checked: Aug 22 at 5:51PM
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 Kingsway Realty - Ephrata
Investment Insights
Based on property information with market context.
This one-story masonry and stucco flex building contains 14,716 SF on the first floor, combining a substantial retail showroom with office areas, two break rooms, three lavatories, utility and storage rooms, and a warehouse/shop component. Six bays with overhead doors support service, storage, or equipment-oriented operations. The building has 3-phase electrical service with 200-amp capacity, natural gas forced-air heat, central AC in the showroom, and a sprinkler system.
The property occupies a 1.23-acre level parcel at 2012 W. Cumberland St. in Lebanon, with a macadam parking area accommodating 25+ cars, lighting, retail display space, and public water and sewer. Highway Commercial zoning is in place, and the site offers access to Routes 501, 897, 343, and 72, with Annville, Cleona, and Myerstown minutes away.
The property occupies a 1.23-acre level parcel at 2012 W. Cumberland St. in Lebanon, with a macadam parking area accommodating 25+ cars, lighting, retail display space, and public water and sewer. Highway Commercial zoning is in place, and the site offers access to Routes 501, 897, 343, and 72, with Annville, Cleona, and Myerstown minutes away.
Key Highlights
- 14,716 SF one‑story masonry and stucco commercial building
- 1.23 ACRE level lot with lighted macadam parking for 25+ cars
- Warehouse/shop area with 6 bays and overhead 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
$138,294
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
8.92%
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%
$2,765,880
$2.8M
Cap Rate 7%
$1,975,629
$2.0M
Cap Rate 9%
$1,536,600
$1.5M
Market Conditions
NOI Build-Up for 14,716 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
$220.7K $15.00/SF
− Vacancy
−$23.2K −$1.58/SF
EGI
$197.6K $13.43/SF
− OpEx
−$59.3K −$4.03/SF
NOI
$138.3K $9.40/SF
Area
Lebanon County, PA
Vacancy
10.50%
Lease Rate
$15.00 /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%
$2,765,880
Cap Rate 7%
$1,975,629
Cap Rate 9%
$1,536,600
Alternative Uses
Best Use
Office B
$2.62M
$2.29M – $3.05M
NOI $183,104 @ 7.0% cap · market cap 11.81%
Second Best
Retail
$1.98M
$1.73M – $2.30M
NOI $138,294 @ 7.0% cap · market cap 8.92%
Theoretical Best
Office A
$3.45M
$3.02M – $4.03M
NOI $241,790 @ 7.0% cap · market cap 15.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 17042, PA
40,618
Population
17,067
Households
2.4
Avg Household Size
43
Median Age
28%
College-Educated
88%
High-School Grad
67.7 sq mi
ZIP Area
600
Density / Sq Mi
$76,399
Median Household Income
$45,429
Median Earnings
$1,096
Median Rent
$222,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Highway Commercial zoning supports a mixed showroom, office, and shop configuration with public water and sewer.
Where is this flex space located?
The property is located at 2012 W CUMBERLAND STREET Lebanon, PA.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 14,716 SF one‑story masonry and stucco commercial building; 1.23 ACRE level lot with lighted macadam parking for 25+ cars; Warehouse/shop area with 6 bays and overhead doors
