Fully Insulated Industrial
For Sale
$3,950,000
310 EMIG ROAD, York, PA 17406
Single-tenant, insulated industrial building with multiple dock doors, drive-in access, and office space on two levels.
Property Size34,500 SF
Days on Market274
Property Features for 310 EMIG ROAD
General Information
Standard status
Active
Size
34,500 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$27,432
Building Details
Building Size
34,500 SF
Year Built
1988
Listing Agency:
Bennett Williams Realty, Inc.
Listed By:
Keith A Kahlbaugh · License #PENNSYLVANIAAB067648
(717) 887-9668
Source:
Kingswayrealty
Added: Dec 8, 2025
Changed: Aug 20
Last Checked: Sep 8 at 3:26AM
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 Bennett Williams Realty, Inc.
Investment Insights
Based on property information with market context.
310 Emig Road is a single-tenant, fully insulated and conditioned industrial building set on 5.39 acres in the York County Industrial Park. The building includes approximately 28,500 square feet of production space with LED lighting, some T-5 epoxied floors, and 14’ to 19’ clear heights. Improvements include a sprinkler system and three-phase power, hydraulic and pneumatic services with a 120-gallon Quincy OT-10 with air dryer, and varied column spacing.
Loading and access are supported by multiple dock configurations, including (2) docks with 8’ x 9’ openings and (4) docks with 8’ x 10’ openings, with mechanical and bolt-on dock levelers, plus dock bumpers and seals. There are also (2) 12’ x 14’ drive-in doors. A 6,000-square-foot office component is split between two floors, with the first floor offering a lobby, conference room, multiple offices, a break room with kitchenette, and four restrooms, and the second floor providing additional offices, a large executive office, conference area, two restrooms, and a storage room.
The property offers extensive vehicle parking with 28 vehicle parks and a drive lane that circulates around the building. Residual land is available to expand the building by 23,560 square feet, along with an additional 34 vehicle parks. Access is described as quick to Interstate 83 and Route 30, and a Rabbit Transit bus stop is located about 350 yards away on Busser Road. The current occupant is relocating.
Loading and access are supported by multiple dock configurations, including (2) docks with 8’ x 9’ openings and (4) docks with 8’ x 10’ openings, with mechanical and bolt-on dock levelers, plus dock bumpers and seals. There are also (2) 12’ x 14’ drive-in doors. A 6,000-square-foot office component is split between two floors, with the first floor offering a lobby, conference room, multiple offices, a break room with kitchenette, and four restrooms, and the second floor providing additional offices, a large executive office, conference area, two restrooms, and a storage room.
The property offers extensive vehicle parking with 28 vehicle parks and a drive lane that circulates around the building. Residual land is available to expand the building by 23,560 square feet, along with an additional 34 vehicle parks. Access is described as quick to Interstate 83 and Route 30, and a Rabbit Transit bus stop is located about 350 yards away on Busser Road. The current occupant is relocating.
Key Highlights
- 34,500 SF single‑tenant insulated and conditioned industrial building on 5.39 acres (built 1988)
- 28,500 SF production space with LED lighting, sprinkler system, epoxied floors, and 14’–19’ clear heights
- Dock and loading: (2) docks with 8’x9’ openings plus hydraulic levelers, and (4) docks with 8’x10’ openings (two mechanical, two bolt‑on), with bumpers and seals
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
$201,303
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
5.10%
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%
$4,026,060
$4.0M
Cap Rate 7%
$2,875,757
$2.9M
Cap Rate 9%
$2,236,700
$2.2M
Market Conditions
NOI Build-Up for 34,500 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
$304.6K $8.83/SF
− Vacancy
−$17.1K −$0.49/SF
EGI
$287.6K $8.34/SF
− OpEx
−$86.3K −$2.50/SF
NOI
$201.3K $5.83/SF
Area
York County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$4,026,060
Cap Rate 7%
$2,875,757
Cap Rate 9%
$2,236,700
Alternative Uses
Best Use
Industrial
$2.88M
$2.52M – $3.36M
NOI $201,303 @ 7.0% cap · market cap 5.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.99M
$8.74M – $11.65M
NOI $699,227 @ 7.0% cap · market cap 17.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
Explore this area
Business Placement
Demographics for 17406, PA
23,700
Population
9,357
Households
2.5
Avg Household Size
42
Median Age
28%
College-Educated
92%
High-School Grad
48.9 sq mi
ZIP Area
485
Density / Sq Mi
$85,183
Median Household Income
$46,427
Median Earnings
$1,362
Median Rent
$218,000
Median Home Value
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 - Single-tenant, insulated industrial building with multiple dock doors, drive-in access, and office space on two levels.
Where is this manufacturing property located?
The property is located at 310 EMIG ROAD York, PA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: 34,500 SF single‑tenant insulated and conditioned industrial building on 5.39 acres (built 1988); 28,500 SF production space with LED lighting, sprinkler system, epoxied floors, and 14’–19’ clear heights; Dock and loading: (2) docks with 8’x9’ openings plus hydraulic levelers, and (4) docks with 8’x10’ openings (two mechanical, two bolt‑on), with bumpers and seals
