Building Details

Year Built 1993

Listing Agency: Commerical Industrial Realty Co, Inc. a***@naicir.com Show Phone

Listed By: Amber Corbo · License #RS351891 Show Phone

Source: Cummingsrealtors

Added: Nov 21, 2025 Changed: Aug 23 Last Checked: Aug 22 at 4:21AM

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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 Commerical Industrial Realty Co, Inc.

Investment Insights

Based on property information with market context.

This is a rare opportunity to acquire a 6,000 SF fully equipped machine shop located in Tower City, PA. This well-maintained steel-frame industrial building is purpose-built for precision manufacturing and fabrication. The facility features high ceilings and clear-span construction. One dock-height loading door is available, and the layout is designed for efficient workflow. The property is fully outfitted with a wide range of machinery and equipment, making it ideal for immediate use by machinists, metal fabricators, or specialty contractors. This turnkey industrial asset offers immediate functionality in a strategic Central Pennsylvania location for an owner-user or investor. Located in Tower City, Schuylkill County, this property offers a strategic position in Central Pennsylvania with access to major regional transportation corridors. Situated just minutes from Route 209 and with convenient connections to Interstate 81, the site provides efficient access to Harrisburg, Lebanon, Pottsville, and surrounding industrial markets. It is in proximity to regional labor pools and major markets including Harrisburg, Lebanon, and Pottsville.

Key Highlights

• Fully equipped 6,000 SF machine shop ready for immediate use.
• Turnkey opportunity eliminates startup costs and downtime.
• Strategic Central Pennsylvania location with convenient access to Route 209 and Interstate 81.

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

$35,009

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

7.07%

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%

$700,180 $700.2K

Cap Rate 7%

$500,129 $500.1K

Cap Rate 9%

$388,989 $389.0K

Market Conditions

NOI Build-Up for 6,000 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

$53.0K $8.83/SF

− Vacancy

−$3.0K −$0.49/SF

EGI

$50.0K $8.34/SF

− OpEx

−$15.0K −$2.50/SF

NOI

$35.0K $5.83/SF

Area

Schuylkill 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%

$700,180

Cap Rate 7%

$500,129

Cap Rate 9%

$388,989

Alternative Uses

Best Use

Industrial

$500.1K

$437.6K – $583.5K (±1% cap)

NOI $35,009 @ 7.0% cap · market cap 7.07%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$900.0K

$787.5K – $1.05M (±1% cap)

NOI $63,000 @ 7.0% cap · market cap 12.73%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Manufacturing properties

Suggested Use

Top Pick Real Estate Agency (Bike/Boat/Book/etc) Store Barber Shop HVAC Service Hair Salon Florist

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

73

Businesses Nearby

Explore this area Business Placement

Demographics for 17980, PA

3,246

Population

1,447

Households

2.2

Avg Household Size

46

Median Age

14%

College-Educated

88%

High-School Grad

34.8 sq mi

ZIP Area

93

Density / Sq Mi

$69,816

Median Household Income

$42,239

Median Earnings

$850

Median Rent

$128,300

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

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Frequently Asked Questions

What type of property is this?

Manufacturing property - 6,000 SF fully equipped machine shop for immediate use.

Where is this manufacturing property located?

The property is located at 22 S YOHE STREET Tower City, PA.

What is the asking price?

The asking price for this property is $495,000.

What are key features of this property?

This property features: Fully equipped 6,000 SF machine shop ready for immediate use.; Turnkey opportunity eliminates startup costs and downtime.; Strategic Central Pennsylvania location with convenient access to Route 209 and Interstate 81.