Building Details

Year Built 1920

Year Renovated 2000

Tenancy Multi

Listing Agency: ROCK Commercial Real Estate j***@rockrealestate.net Show Phone

Listed By: Jason Turnbull · License #PA RS278519

Source: Crexi

Added: May 14 Changed: Aug 28 Last Checked: Aug 28 at 4:20PM

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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 ROCK Commercial Real Estate

Investment Insights

Based on property information with market context.

This well-maintained 9,708 square foot property in Emigsville, York County, presents a range of opportunities for office, storage, studio, and contractor shop users. The property's flexibility allows it to function as a tenant space, an investment property for leasing, or an owner-occupied business generating rental income. The office space provides a functional and professional environment suitable for various users, featuring a practical layout that supports both private and collaborative work. The contractor shop and storage spaces offer truck receiving capabilities, making them suitable for small warehousing and light-service oriented businesses. Located in the heart of Emigsville along the North George Street corridor, a primary north-south route through York, the property benefits from a strategic location. It is situated minutes north of downtown York and offers convenient access to major regional transportation routes, including Interstate 83 and U.S. Route 30, providing key connections to Harrisburg, Baltimore, and the broader Mid-Atlantic region.

Key Highlights

• Strategic location on North George Street in Emigsville, York County.
• Flexible use as tenant, investor, or owner‑occupant.
• Functional office space suitable for various users.

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

$56,645

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

9.06%

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%

$1,132,900 $1.1M

Cap Rate 7%

$809,214 $809.2K

Cap Rate 9%

$629,389 $629.4K

Market Conditions

NOI Build-Up for 9,708 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

$85.7K $8.83/SF

− Vacancy

−$4.8K −$0.49/SF

EGI

$80.9K $8.34/SF

− OpEx

−$24.3K −$2.50/SF

NOI

$56.6K $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%

$1,132,900

Cap Rate 7%

$809,214

Cap Rate 9%

$629,389

Alternative Uses

Best Use

Industrial

$809.2K

$708.1K – $944.1K (±1% cap)

NOI $56,645 @ 7.0% cap · market cap 9.06%

Second Best

Flex RnD

$745.5K

$652.3K – $869.7K (±1% cap)

NOI $52,182 @ 7.0% cap · market cap 8.35%

Theoretical Best

Office A

$2.81M

$2.46M – $3.28M (±1% cap)

NOI $196,756 @ 7.0% cap · market cap 31.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Real Estate Agency Dental Office Auto Repair Shop Restaurant Auto Parts Store Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

181

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 17318, PA

507

Population

73

Households

6.9

Avg Household Size

36

Median Age

6%

College-Educated

89%

High-School Grad

1.1 sq mi

ZIP Area

461

Density / Sq Mi

$78,603

Median Household Income

$41,833

Median Earnings

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Flex space - Multi-use property ideal for office, storage, or contractor shop.

Where is this flex space located?

The property is located at 3277 North George Street Emigsville, PA.

What is the asking price?

The asking price for this property is $625,000.

What are key features of this property?

This property features: Strategic location on North George Street in Emigsville, York County.; Flexible use as tenant, investor, or owner‑occupant.; Functional office space suitable for various users.