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    Dominant Retail Space in Reading Title is generated by Realmo AI

    2801 Paper Mill Rd, Reading, PA

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    High-traffic retail space in Pennsylvania's top shopping center.

    Type:RETAIL
    Property size:
    4,800 SF
    Lot size:
    67.46 Acres
    Added:
    Oct 15, 2025
    Days on Market:
    221
    Last Refresh:
    Apr 5 at 10:38 pm

    Property Features for 2801 Paper Mill Rd

    General Information

    Standard status
    Active
    Size
    4,800 SF
    Lot size
    67.46 Acres
    Property subtype
    RETAIL

    Spaces For Lease

    at 2801 Paper Mill Rd Contact us

    We can help!

    Listing Contact
    Rose Urban
    Rose Urban

    Listing agent Rose Urban

    Listing office Equity CRE

    Listing date Oct 15, 2025

    Source Moodyscre

    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 Equity CRE

    HighLights

    • Located in Broadcasting Square, Pennsylvania's most dominant power center with over 10.3 million customer visits in 2024.
    • Retailers thrive with over $250 Million in annual sales.
    • Anchored by major retailers including Target, Macy’s, and Weis.
    • Ideal regional access from Route 422 (82,900 ADT) and Route 222 (60,475 ADT).
    • Strategically located along the major transportation route from Central to Eastern PA.
    • Benefits from a high daytime population due to the vibrant surrounding office market.

    Overview

    Located within Broadcasting Square, a dominant power center in Pennsylvania, this retail space benefits from high visibility and customer traffic. Broadcasting Square recorded over 10.3 million customer visits in 2024, making it one of the most visited open-air shopping centers in the state. Retailers within the center generate over $250 million in annual sales. The location offers ideal regional access from Route 422, with an average daily traffic of 82,900 vehicles, and Route 222, with an average daily traffic of 60,475 vehicles. Strategically positioned along a major transportation route connecting Central and Eastern Pennsylvania, Broadcasting Square benefits from a substantial daytime population due to the surrounding office market. The available retail space measures 4,800 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    ChargePoint Charging Station Electric Vehicle Charging Station Homewood Suites by ... Hotel & Motel

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    • Wyomissing Plaza — 2101 State Hill Rd, Reading, PA 19610
    • Berkshire Square — 1191 Berkshire Blvd, Wyomissing, PA 19610
    • Fireworks tent — 1167 Berkshire Blvd, Wyomissing, PA 19610
    • Wyomissing — 1183 Berkshire Blvd, Wyomissing, PA 19610
    • The Knitting Mills — 820 Knitting Mls Wy #100, Wyomissing, PA 19610

    Location Insight

    • Map
    • Local Demand
    City
    Reading
    County
    Berks
    State
    Pennsylvania
    Longitude
    -75.9694
    Latitude
    40.3471

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    FAQs

    What type of property is this?
    Shopping center - High-traffic retail space in Pennsylvania's top shopping center.
    Where is this shopping center located?
    The property is located at 2801 Paper Mill Rd Reading, PA.
    What are key features of this property?
    This property features: Located in Broadcasting Square, Pennsylvania's most dominant power center with over 10.3 million customer visits in 2024.; Retailers thrive with over $250 Million in annual sales.; Anchored by major retailers including Target, Macy’s, and Weis.
    (610) 645-7700 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Rose Urban
    Rose Urban
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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.

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