Building Details

Year Built 1965

Year Renovated 2000

Buildings 1

Stories 1

Units 1

Listing Agency: KW Commercial

Listed By: Philip LaMay · License #PA RS334825

Source: Crexi

Added: Aug 3 Changed: Aug 12 Last Checked: Aug 12 at 2:36AM

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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 KW Commercial

Investment Insights

Based on property information with market context.

This 3,000-square-foot flex property at 3433 Sharon Road includes warehouse space, separate office areas, and two overhead drive-through doors. The building was constructed in 1965 and is zoned C1 - General Commercial. The site includes more than 1 acre, providing additional land alongside the existing improvements.

The property is located in West Middlesex, Pennsylvania, and has supported several commercial operations, including an industrial gases distributor. Earlier uses included a car wash and beer distributor, reflecting a configuration suited to varied commercial applications.

Key Highlights

• 3,000‑square‑foot flex property with warehouse and separate office space
• Two overhead drive‑through doors
• More than 1 acre of land

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

$21,288

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

7.22%

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%

$425,760 $425.8K

Cap Rate 7%

$304,114 $304.1K

Cap Rate 9%

$236,533 $236.5K

Market Conditions

NOI Build-Up for 3,000 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

$26.3K $8.76/SF

− Vacancy

−$1.2K −$0.41/SF

EGI

$25.0K $8.35/SF

− OpEx

−$3.8K −$1.25/SF

NOI

$21.3K $7.10/SF

Area

Mercer County, PA

Vacancy

4.70%

Lease Rate

$8.76 /SF/Yr

Expense Ratio

15.00%

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%

$425,760

Cap Rate 7%

$304,114

Cap Rate 9%

$236,533

Alternative Uses

Best Use

Office B

$821.4K

$718.7K – $958.3K (±1% cap)

NOI $57,499 @ 7.0% cap · market cap 19.49%

Second Best

Retail

$505.7K

$442.5K – $589.9K (±1% cap)

NOI $35,396 @ 7.0% cap · market cap 12.00%

Theoretical Best

Office A

$1.06M

$925.1K – $1.23M (±1% cap)

NOI $74,004 @ 7.0% cap · market cap 25.09%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Flex space

Suggested Use

Top Pick Real Estate Agency Dental Office Parking Lot & Garage Pharmacy Hair Salon (Bike/Boat/Book/etc) Store

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

Lease Details

2

Drive-in doors

Location Intelligence

Trade Area within ½ mile

134

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 16159, PA

4,264

Population

2,276

Households

1.9

Avg Household Size

49

Median Age

24%

College-Educated

91%

High-School Grad

28.1 sq mi

ZIP Area

152

Density / Sq Mi

$70,482

Median Household Income

$43,932

Median Earnings

$800

Median Rent

$169,700

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Flex space - Flex property combining warehouse space, separate offices, and drive-through access.

Where is this flex space located?

The property is located at 3433 SHARON RD West Middlesex, PA.

What is the asking price?

The asking price for this property is $295,000.

What are key features of this property?

This property features: 3,000‑square‑foot flex property with warehouse and separate office space; Two overhead drive‑through doors; More than 1 acre of land