Cabinet Manufacturing and
For Sale
$950,000
36 S 4th St, Reading, PA 19607
For sale cabinet business and building with a first-floor showroom plus manufacturing space behind it.
Property Size10,000 SF
Price / SF$95
Days on Market227
Property Features for 36 S 4th St
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$4,011
Building Details
Stories
3
Listing Agency:
Coldwell Banker Realty
(610) 373-9900
Listed By:
Jerry G Buffa
(610) 373-9900
Source:
Exprealty
Added: Jan 8
Changed: Aug 23
Last Checked: Aug 22 at 9:32AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This property is offered for sale as a business and building tied to a luxury cabinet operation established in 1967, relocated to the building in 1985. The first floor features a showroom/storefront with storage and work area directly behind it. Continuing through the first floor leads to a spray booth and cabinet manufacturing area.
Directly above the showroom are two additional floors with three possible rental units, which are not currently being rented. The manufacturing portion includes equipment designed for cabinet and wood product production, as well as escalators that move product between all three floors.
The building is described as approximately 10,000 square feet with three stories and 12-foot-plus high ceilings on each floor, and it includes the spray booth area and manufacturing facilities.
Directly above the showroom are two additional floors with three possible rental units, which are not currently being rented. The manufacturing portion includes equipment designed for cabinet and wood product production, as well as escalators that move product between all three floors.
The building is described as approximately 10,000 square feet with three stories and 12-foot-plus high ceilings on each floor, and it includes the spray booth area and manufacturing facilities.
Key Highlights
- Business and building for sale: long‑running luxury cabinet operation (since 1967); moved to this building in 1985
- First‑floor layout includes a showroom/storefront plus storage and a work area directly behind the showroom
- Manufacturing area behind the showroom includes a spray booth and close to 10,000 SF of production space
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
$58,349
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
6.14%
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%
$1,166,980
$1.2M
Cap Rate 7%
$833,557
$833.6K
Cap Rate 9%
$648,322
$648.3K
Market Conditions
NOI Build-Up for 10,000 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
$88.3K $8.83/SF
− Vacancy
−$4.9K −$0.49/SF
EGI
$83.4K $8.34/SF
− OpEx
−$25.0K −$2.50/SF
NOI
$58.3K $5.83/SF
Area
Berks 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%
$1,166,980
Cap Rate 7%
$833,557
Cap Rate 9%
$648,322
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.69M
NOI $101,395 @ 7.0% cap · market cap 10.67%
Second Best
Industrial
$833.6K
$729.4K – $972.5K
NOI $58,349 @ 7.0% cap · market cap 6.14%
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $114,912 @ 7.0% cap · market cap 12.10%
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
2,593
Businesses Nearby
Explore this area
Business Placement
Demographics for 19607, PA
23,431
Population
10,177
Households
2.3
Avg Household Size
42
Median Age
31%
College-Educated
94%
High-School Grad
11.2 sq mi
ZIP Area
2,092
Density / Sq Mi
$80,550
Median Household Income
$46,953
Median Earnings
$1,283
Median Rent
$210,800
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 - For sale cabinet business and building with a first-floor showroom plus manufacturing space behind it.
Where is this manufacturing property located?
The property is located at 36 S 4th St Reading, PA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Business and building for sale: long‑running luxury cabinet operation (since 1967); moved to this building in 1985; First‑floor layout includes a showroom/storefront plus storage and a work area directly behind the showroom; Manufacturing area behind the showroom includes a spray booth and close to 10,000 SF of production space
