Immaculate Industrial Building with
For Sale
$6,500,000
2503 Main Street South, Mansfield, PA
Large industrial building with cranes, truck wash, and office space.
Property Size74,850 SF
Price / SF$86.84
Days on Market332
Property Features for 2503 Main Street South
General Information
Standard status
Active
Size
74,850 SF
Property subtype
Industrial
Building Details
Building Size
74,850 SF
Listing Agency:
Corning/Elmira Office
(607) 937-9720
Listed By:
Michael J. Manzari, SIOR, CCIM
(607) 937-9720
Source:
Pyramidbrokerage
Added: Sep 25, 2025
Changed: Aug 18
Last Checked: Aug 21 at 5:47AM
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 Corning/Elmira Office
Investment Insights
Based on property information with market context.
Constructed in 2013, this large industrial building offers 74,850 square feet of space. The building features eight at-grade doors, and one at-grade door with an interior dock and leveler. It is equipped with four 15-ton overhead cranes and five jib cranes, each with a 1-3 ton capacity. A truck wash bay is also included. The building provides a 30-foot clear height. The front office area comprises 19 offices, a secure reception area, conference rooms, a kitchen/break room, two ADA restrooms, and a data room. The rear offices for the shop include eight offices, one ADA restroom, and a kitchen/break area. The property includes a large fenced-in area with a concrete/gravel parking lot. Formerly a Cameron facility, the building is in immaculate condition.
Key Highlights
- 30' Clear Height
- Equipped with 4 - 15 Ton Overhead Cranes
- Features 8 At Grade Doors and 1 At Grade Door with Interior Dock & Leveler
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
$530,327
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
8.16%
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%
$10,606,540
$10.6M
Cap Rate 7%
$7,576,100
$7.6M
Cap Rate 9%
$5,892,522
$5.9M
Market Conditions
NOI Build-Up for 74,850 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
$660.9K $8.83/SF
− Vacancy
−$37.0K −$0.49/SF
EGI
$623.9K $8.34/SF
− OpEx
−$93.6K −$1.25/SF
NOI
$530.3K $7.09/SF
Area
Tioga County, PA
Vacancy
5.60%
Lease Rate
$8.83 /SF/Yr
Expense Ratio
15.00%
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%
$10,606,540
Cap Rate 7%
$7,576,100
Cap Rate 9%
$5,892,522
Alternative Uses
Best Use
Warehouse
$7.58M
$6.63M – $8.84M
NOI $530,327 @ 7.0% cap · market cap 8.16%
Second Best
Industrial
$6.24M
$5.46M – $7.28M
NOI $436,740 @ 7.0% cap · market cap 6.72%
Theoretical Best
Healthcare Medical
$12.75M
$11.16M – $14.88M
NOI $892,532 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Large industrial building with cranes, truck wash, and office space.
Where is this manufacturing property located?
The property is located at 2503 Main Street South Mansfield, PA.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: 30' Clear Height; Equipped with 4 - 15 Ton Overhead Cranes; Features 8 At Grade Doors and 1 At Grade Door with Interior Dock & Leveler
