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    Equipped Machine Shop in Tower City Title is generated by Realmo AI

    22 South Yohe Street, Tower City, PA 17980

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    Claim this Listing
    For Sale
    $600,000

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

    Type:Industrial
    Property size:
    6,000 SF
    Price / SF:
    $100/SF
    Added:
    Nov 21, 2025
    Days on Market:
    191
    Last Refresh:
    May 19 at 9:25 pm

    Property Features for 22 South Yohe Street

    General Information

    Standard status
    Active
    Size
    6,000 SF
    Property subtype
    Industrial

    Building Details

    Year Built
    1993

    We can help!

    Listing Contact
    Nik Sgagias
    Nik Sgagias

    Listing agent Nik Sgagias License #PA #AB069294

    Listing office NAI CIR | Lemoyne

    Listing date Nov 21, 2025

    Source Circommercial

    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 NAI CIR | Lemoyne

    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.
    • Steel‑frame construction with high ceilings.
    • Functional layout designed for efficient workflow.
    • Proximity to regional labor pools and major markets.

    Overview

    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.

    Local Financial Insights For Industrial

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $53.0k $8.83
    − Vacancy −$3.0k −$0.49
    EGI $50.0k $8.34
    − OpEx −$15.0k −$2.50
    NOI $35.0k $5.83
    6,000 SF · lease $8.83/SF/yr · vacancy 5.60% · expense 30.00%

    Alternative Uses

    Best Use
    Industrial
    $500.1K
    $437.6K – $583.5K (±1% cap)
    NOI $35,009 @ 7.0% cap · market cap 5.83%
    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 10.50%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Manufacturing properties

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Hair Salon Nail Salon Auto Repair Shop Bar & Pub HVAC Service Auto Parts Store Barber Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Tower City
    County
    Schuylkill
    State
    Pennsylvania
    Longitude
    -76.5328
    Latitude
    40.5918

    Nearby Similar for Sale

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    • $250,000
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      Versatile Commercial Building in Tower City

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    • $600,000
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      Equipped Machine Shop in Tower City

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    FAQs

    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 South Yohe Street Tower City, PA.
    What is the asking price?
    The asking price for this property is $600,000.
    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.
    (717) 439-9453
    We can help!
    Listing Contact
    Nik Sgagias
    Nik Sgagias
    Real Estate License ID: PA #AB069294
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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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