Building Details

Year Built 1950

Listing Agency: Barr Realty Inc.

Listed By: Stephen J Barr · License #3234055 Show Phone

Source: Lgagne

Added: Jun 13 Changed: Sep 12 Last Checked: Sep 15 at 9:58PM

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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 Barr Realty Inc.

Investment Insights

Based on property information with market context.

The property includes a 40' x 70' concrete block building with upgraded exterior improvements on a level corner lot of approximately 1 acre. Interior space is configured with a large showroom, office area, rear storage room, restroom, and utility room. Access includes overhead door service and walk-in door entry, supporting a mix of customer-facing and operational workflow.

The site is located on busy Route 41, with an average daily traffic count of 11,000 vehicles per day. It is positioned on the corner, providing straightforward approach from the surrounding road network. The building is currently used by the seller as a storage and maintenance facility.

For tenants or buyers seeking a versatile facility, the combination of showroom space, dedicated office area, and rear storage room can support a range of light industrial, service, or distribution-oriented operations. The property also has an oil-fired hot water heating system, along with onsite well and septic utilities. The offering is a live on-site public auction, with the property sold in “as is” condition and auction terms requiring a 10% down payment on auction day and balance by September 10, 2026.

Key Highlights

• 40' x 70' concrete block building with upgraded exterior on a 1 acre +/- level corner lot
• Busy Route 41 location with average daily traffic count of 11,000 vehicles per day
• Interior layout includes a large showroom, office area, rear storage room, restroom, and utility room

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

$23,962

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

7.99%

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%

$479,240 $479.2K

Cap Rate 7%

$342,314 $342.3K

Cap Rate 9%

$266,244 $266.2K

Market Conditions

NOI Build-Up for 2,800 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

$40.0K $14.28/SF

− Vacancy

−$3.1K −$1.11/SF

EGI

$36.9K $13.17/SF

− OpEx

−$12.9K −$4.61/SF

NOI

$24.0K $8.56/SF

Area

Chester County, PA

Vacancy

7.80%

Lease Rate

$14.28 /SF/Yr

Expense Ratio

35.00%

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%

$479,240

Cap Rate 7%

$342,314

Cap Rate 9%

$266,244

Alternative Uses

Best Use

Warehouse

$409.1K

$358.0K – $477.3K (±1% cap)

NOI $28,640 @ 7.0% cap · market cap 9.55%

Second Best

Flex RnD

$342.3K

$299.5K – $399.4K (±1% cap)

NOI $23,962 @ 7.0% cap · market cap 7.99%

Theoretical Best

Office A

$848.9K

$742.8K – $990.4K (±1% cap)

NOI $59,425 @ 7.0% cap · market cap 19.81%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Flex space

Suggested Use

Top Pick Furniture & Home Goods Big Box & Wholesale Store Daycare Center Food Market

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

Lease Details

11,000 VPD

Traffic count

Location Intelligence

Trade Area within ½ mile

17

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 19310, PA

2,898

Population

921

Households

3.1

Avg Household Size

36

Median Age

28%

College-Educated

83%

High-School Grad

13.4 sq mi

ZIP Area

216

Density / Sq Mi

$87,679

Median Household Income

$51,514

Median Earnings

$1,392

Median Rent

$289,300

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

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Flex space - A concrete-block warehouse with a large showroom, office, and rear storage, suited for flexible light industrial use.

Where is this flex space located?

The property is located at 234 Highland Rd Atglen, PA.

What is the asking price?

The asking price for this property is $300,000.

What are key features of this property?

This property features: 40' x 70' concrete block building with upgraded exterior on a 1 acre +/- level corner lot; Busy Route 41 location with average daily traffic count of 11,000 vehicles per day; Interior layout includes a large showroom, office area, rear storage room, restroom, and utility room