Office-Flex
For Sale
Contact for pricing
2101 PENNSYLVANIA AVE, York, PA 17404
Office-flex property positioned within York Industrial Business Park with access to Route 30 and Interstate-83.
Property Size52,000 SF
Price / SF$86.54
Days on Market147
Property Features for 2101 PENNSYLVANIA AVE
General Information
Standard status
Active
Size
52,000 SF
Class
B
Total Parking Spaces
95
Property subtype
Office, Industrial
Zoning
Employment Center District
Additional Details
Highway Access
Yes
Building Details
Year Built
1985
Year Renovated
2009
Buildings
1
Stories
1
Units
1
Listing Agency:
Campbell Commercial Partners
Listed By:
Jessica Gasper · License #PA AB069596
(717) 737-6161
Source:
Crexi
Added: Apr 15
Changed: Sep 8
Last Checked: Sep 7 at 10:54AM
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 Campbell Commercial Partners
Investment Insights
Based on property information with market context.
This 42,000-square-foot flex space property combines office and flexible commercial functionality in a single building. The asset is located within York Industrial Business Park and is offered for sale.
Access is supported by proximity to Route 30 and Interstate-83. Route 30 connects toward Lancaster County, while Interstate-81 provides a route toward the Baltimore/Washington area. The property address is 2101 Pennsylvania Ave, York, PA 17404.
Access is supported by proximity to Route 30 and Interstate-83. Route 30 connects toward Lancaster County, while Interstate-81 provides a route toward the Baltimore/Washington area. The property address is 2101 Pennsylvania Ave, York, PA 17404.
Key Highlights
- 42,000‑square‑foot office‑flex building
- Located in York Industrial Business Park
- Near Route 30 and Interstate‑83
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
$303,413
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
6.74%
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%
$6,068,260
$6.1M
Cap Rate 7%
$4,334,471
$4.3M
Cap Rate 9%
$3,371,256
$3.4M
Market Conditions
NOI Build-Up for 52,000 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
$459.2K $8.83/SF
− Vacancy
−$25.7K −$0.49/SF
EGI
$433.4K $8.34/SF
− OpEx
−$130.0K −$2.50/SF
NOI
$303.4K $5.83/SF
Area
York County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$6,068,260
Cap Rate 7%
$4,334,471
Cap Rate 9%
$3,371,256
Alternative Uses
Best Use
Office B
$11.84M
$10.36M – $13.82M
NOI $829,034 @ 7.0% cap · market cap 18.42%
Second Best
Industrial
$4.33M
$3.79M – $5.06M
NOI $303,413 @ 7.0% cap · market cap 6.74%
Theoretical Best
Office A
$15.06M
$13.17M – $17.57M
NOI $1,053,908 @ 7.0% cap · market cap 23.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17404, PA
37,745
Population
15,716
Households
2.4
Avg Household Size
38
Median Age
30%
College-Educated
89%
High-School Grad
21.5 sq mi
ZIP Area
1,756
Density / Sq Mi
$75,882
Median Household Income
$43,408
Median Earnings
$1,136
Median Rent
$176,200
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 - Office-flex property positioned within York Industrial Business Park with access to Route 30 and Interstate-83.
Where is this flex space located?
The property is located at 2101 PENNSYLVANIA AVE York, PA.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: 42,000‑square‑foot office‑flex building; Located in York Industrial Business Park; Near Route 30 and Interstate‑83
