Ronks Retail Opportunity on Route
For Sale
$595,000
2801 Lincoln Hwy E, Ronks, PA 17572
2,500 SF retail building on 0.61 acres in Ronks, PA.
Property Size2,500 SF
Lot Size0.61 Acres
Price / SF$238
Days on Market95
Property Features for 2801 Lincoln Hwy E
General Information
Standard status
Active
Size
2,500 SF
Lot size
0.61 Acres
Taxes and HOA fees
Annual Taxes
$6,536
Listing Agency:
Davison Associates LLC
(717) 380-9257
Listed By:
Brian P Davison · License #RB069617
(717) 380-9257
Source:
Exprealty
Added: May 21
Changed: Aug 23
Last Checked: Aug 21 at 2:49PM
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.
Located at 2801 E. Lincoln Highway (Route 30) in Ronks, Lancaster County, Pennsylvania, this property is situated at the eastern gateway to the county. The location is strategic, positioned at a signalized intersection with a daily traffic count exceeding 20,000 vehicles. The 0.61-acre parcel features a 2,500 square foot masonry block building constructed in 1973. The building offers an open floor plan and appropriate parking. The heating system uses forced air and propane. Water is sourced from a well, and public sewer services are available. Zoned Village Commercial within East Lampeter Township, the building presents a blank canvas, providing the next owner with the opportunity to improve it for their specific use.
Key Highlights
- Strategic location at a signalized intersection on Route 30 (Lincoln Highway)
- High daily traffic count of over 20,000 vehicles
- .61‑acre parcel with a 2,500 square foot building
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
12k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 90%
Hotels & Casinos 10%
Turkey Hill Minit Market
Shops & Services
10,649 visits/mo
0.3 miles
Sleep Inn & Suites
Hotels & Casinos
1,216 visits/mo
0.2 miles
Demographics for 17572, PA
3,972
Population
1,267
Households
3.1
Avg Household Size
31
Median Age
15%
College-Educated
66%
High-School Grad
16.2 sq mi
ZIP Area
245
Density / Sq Mi
$79,613
Median Household Income
$46,623
Median Earnings
$1,050
Median Rent
$300,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 2,500 SF retail building on 0.61 acres in Ronks, PA.
Where is this retail space located?
The property is located at 2801 Lincoln Hwy E Ronks, 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: Strategic location at a signalized intersection on Route 30 (Lincoln Highway); High daily traffic count of over 20,000 vehicles; .61‑acre parcel with a 2,500 square foot building
