Manufacturing Property with Grain
For Sale
$1,100,000
349 349b Village Rd, Muncy, PA 17756
Two commercial structures support an established seed oil processing operation with equipment included for continued use.
Property Size16,000 SF
Lot Size1.40 Acres
Price / SF$68.75
Days on Market42
Property Features for 349 349b Village Rd
General Information
Standard status
Active
Size
16,000 SF
Lot size
1.40 Acres
Additional Details
Business Included
Yes
Building Details
Year Built
1910
Buildings
2
Listing Agency:
Beiler-Campbell Realtors-Quarryville
(717) 786-8000
Listed By:
MATTHEW BERGEY · License #RS287098
Source:
Elkaimpropertygroup
Added: Jul 19
Changed: Aug 28
Last Checked: Aug 29 at 12:31PM
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 Beiler-Campbell Realtors-Quarryville
Investment Insights
Based on property information with market context.
This manufacturing property includes two commercial buildings totaling approximately 16,000 square feet on a 1.4-acre parcel. Six 25-ton grain bins are also included, along with the equipment associated with a small-scale seed oil expelling operation. The improvements date to 1910, providing an established physical setting for continued industrial use.
Located at 349 Village Rd in Muncy, Pennsylvania, the property houses Susquehanna Mills Co., a seed oil business established in 2006. The sale includes the business and equipment needed to resume operations, offering an operating facility with existing processing-related improvements and on-site grain storage.
Located at 349 Village Rd in Muncy, Pennsylvania, the property houses Susquehanna Mills Co., a seed oil business established in 2006. The sale includes the business and equipment needed to resume operations, offering an operating facility with existing processing-related improvements and on-site grain storage.
Key Highlights
- Two commercial buildings totaling approximately 16,000 square feet
- 1.4‑acre parcel in Muncy, Pennsylvania
- Includes (6) 25‑ton grain bins
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
$93,358
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
8.49%
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%
$1,867,160
$1.9M
Cap Rate 7%
$1,333,686
$1.3M
Cap Rate 9%
$1,037,311
$1.0M
Market Conditions
NOI Build-Up for 16,000 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
$141.3K $8.83/SF
− Vacancy
−$7.9K −$0.49/SF
EGI
$133.4K $8.34/SF
− OpEx
−$40.0K −$2.50/SF
NOI
$93.4K $5.83/SF
Area
Lycoming 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%
$1,867,160
Cap Rate 7%
$1,333,686
Cap Rate 9%
$1,037,311
Alternative Uses
Best Use
Industrial
$1.33M
$1.17M – $1.56M
NOI $93,358 @ 7.0% cap · market cap 8.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.45M
$3.02M – $4.02M
NOI $241,367 @ 7.0% cap · market cap 21.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Explore this area
Business Placement
Demographics for 17756, PA
12,458
Population
4,574
Households
2.7
Avg Household Size
44
Median Age
20%
College-Educated
89%
High-School Grad
107.7 sq mi
ZIP Area
116
Density / Sq Mi
$78,906
Median Household Income
$37,523
Median Earnings
$934
Median Rent
$214,600
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 - Two commercial structures support an established seed oil processing operation with equipment included for continued use.
Where is this manufacturing property located?
The property is located at 349 349b Village Rd Muncy, PA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two commercial buildings totaling approximately 16,000 square feet; 1.4‑acre parcel in Muncy, Pennsylvania; Includes (6) 25‑ton grain bins
