Masonry Storefront with Open
For Sale
$595,000
2801 E Lincoln Hwy E, Gordonville, PA 17529
Village Commercial-zoned retail building at a signalized intersection with an adaptable interior and on-site parking.
Property Size2,500 SF
Lot Size0.61 Acres
Price / SF$238
Days on Market41
Property Features for 2801 E Lincoln Hwy E
General Information
Standard status
Active
Size
2,500 SF
Lot size
0.61 Acres
Zoning
Village Commercial
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1973
Buildings
1
Construction
masonry block
Listing Agency:
Davison Associates LLC
(717) 380-9257
Listed By:
Brian P Davison · License #PA RB069617
Source:
Elkaimpropertygroup
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 4:28AM
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 Davison Associates LLC
Investment Insights
Based on property information with market context.
This 2,500-square-foot storefront occupies a .61-acre parcel and offers an open interior configuration suited to a range of retail applications. Masonry block construction dates to 1973, while the building’s existing systems include forced-air heat fueled by propane, a private well, and public sewer service. On-site parking is provided for the building.
The property fronts Route 30 at a signalized intersection with reported daily traffic of over 20,000 vehicles. It is located in East Lampeter Township and carries Village Commercial zoning. The existing layout provides a straightforward starting point for an owner seeking to adapt the building to its operational requirements.
The property fronts Route 30 at a signalized intersection with reported daily traffic of over 20,000 vehicles. It is located in East Lampeter Township and carries Village Commercial zoning. The existing layout provides a straightforward starting point for an owner seeking to adapt the building to its operational requirements.
Key Highlights
- 2,500 square foot storefront on a .61‑acre parcel
- Signalized Route 30 intersection with daily traffic of over 20,000 vehicles
- Village Commercial zoning in East Lampeter Township
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
$29,421
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
4.94%
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%
$588,420
$588.4K
Cap Rate 7%
$420,300
$420.3K
Cap Rate 9%
$326,900
$326.9K
Market Conditions
NOI Build-Up for 2,500 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
$45.0K $18.00/SF
− Vacancy
−$3.0K −$1.19/SF
EGI
$42.0K $16.81/SF
− OpEx
−$12.6K −$5.04/SF
NOI
$29.4K $11.77/SF
Area
Lancaster County, PA
Vacancy
6.60%
Lease Rate
$18.00 /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%
$588,420
Cap Rate 7%
$420,300
Cap Rate 9%
$326,900
Alternative Uses
Best Use
Retail
$420.3K
$367.8K – $490.4K
NOI $29,421 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$837.8K
$733.1K – $977.4K
NOI $58,644 @ 7.0% cap · market cap 9.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
2k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 100%
Sleep Inn & Suites
Hotels & Casinos
1,216 visits/mo
0.2 miles
Motel 6
Hotels & Casinos
385 visits/mo
0.3 miles
Demographics for 17529, PA
4,472
Population
1,501
Households
3
Avg Household Size
32
Median Age
15%
College-Educated
55%
High-School Grad
14.7 sq mi
ZIP Area
304
Density / Sq Mi
$72,679
Median Household Income
$36,510
Median Earnings
$1,162
Median Rent
$351,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Village Commercial-zoned retail building at a signalized intersection with an adaptable interior and on-site parking.
Where is this storefront property located?
The property is located at 2801 E Lincoln Hwy E Gordonville, PA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 2,500 square foot storefront on a .61‑acre parcel; Signalized Route 30 intersection with daily traffic of over 20,000 vehicles; Village Commercial zoning in East Lampeter Township
