Industrial Manufacturing
For Sale
$9,840,000
361 E 6th Street Upper, Hanover Twp, PA 18076
CommercialSale, Upper Hanover Twp, PA
Property Size81,920 SF
Lot Size6.10 Acres
Price / SF$120.12
Days on Market76
Property Features for 361 E 6th Street Upper
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Limited Industrial - Uppe
Parking
95
Parking features
Parking Lot, Off Street
Elementary school district
Upper Perkiomen
Middle school district
Upper Perkiomen
High school district
Upper Perkiomen
Directions
From Route 29 in Red Hill - go East on 6th Street - property is on the left
Subdivision
Upper Hanover
Standard status
Active
APN
170000892009 and 170000895006
Size
81,920 SF
Lot size
6.10 Acres
Taxes and HOA fees
Tax Annual Amount
59585
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1920
Roof type
Flat
Listing Agency:
Brode & Brooks Inc
Listed By:
Edwin J. Brooks · License #RM-027496-C
(215) 679-4200
Added: Jul 7
Changed: Sep 13
Last Checked: Sep 20 at 10:06PM
MLS# 780360
Copyright © 2026 Greater Lehigh Valley REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This industrial property contains 81,920 SF across 6.1 acres, including 13,325 SF of office area and 68,595 SF dedicated to manufacturing and warehouse operations. The building offers seven loading docks with levelers, two drive-in doors, 25 x 50 column spacing, and ceiling heights ranging from 16 feet to 22 feet. Construction dates include 1920, 1988, and 1993.
Manufacturing and warehouse areas are served by gas radiant heat, while the offices have heating and central air. Electrical service includes three-phase power with 220- and 440-volt capability and 400–800 amps. Public water and sewer serve the property, with internet available through Verizon and Comcast. The site is approximately 7 miles from the Northeast Extension of the Pennsylvania Turnpike.
Manufacturing and warehouse areas are served by gas radiant heat, while the offices have heating and central air. Electrical service includes three-phase power with 220- and 440-volt capability and 400–800 amps. Public water and sewer serve the property, with internet available through Verizon and Comcast. The site is approximately 7 miles from the Northeast Extension of the Pennsylvania Turnpike.
Key Highlights
- 81,920 SF industrial building on 6.1 acres
- 13,325 SF of offices and 68,595 SF of manufacturing and warehouse space
- 7 loading docks with levelers and 2 drive‑in doors
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
$583,706
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
5.93%
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%
$11,674,120
$11.7M
Cap Rate 7%
$8,338,657
$8.3M
Cap Rate 9%
$6,485,622
$6.5M
Market Conditions
NOI Build-Up for 81,920 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
$727.4K $8.88/SF
− Vacancy
−$40.7K −$0.50/SF
EGI
$686.7K $8.38/SF
− OpEx
−$103.0K −$1.26/SF
NOI
$583.7K $7.13/SF
Area
Luzerne County, PA
Vacancy
5.60%
Lease Rate
$8.88 /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%
$11,674,120
Cap Rate 7%
$8,338,657
Cap Rate 9%
$6,485,622
Alternative Uses
Best Use
Office B
$20.65M
$18.07M – $24.09M
NOI $1,445,216 @ 7.0% cap · market cap 14.69%
Second Best
Warehouse
$8.34M
$7.30M – $9.73M
NOI $583,706 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$25.95M
$22.71M – $30.28M
NOI $1,816,658 @ 7.0% cap · market cap 18.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
22 ft
Clear height
7
Dock-high doors
2
Drive-in doors
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Explore this area
Business Placement
Demographics for 18076, PA
2,868
Population
1,327
Households
2.2
Avg Household Size
46
Median Age
23%
College-Educated
94%
High-School Grad
1.2 sq mi
ZIP Area
2,390
Density / Sq Mi
$87,386
Median Household Income
$49,844
Median Earnings
$990
Median Rent
$253,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Large-scale manufacturing and warehouse facility with loading infrastructure, office space, public utilities, and specialized electrical service.
Where is this manufacturing property located?
The property is located at 361 E 6th Street Upper Hanover Twp, PA.
What is the asking price?
The asking price for this property is $9,840,000.
What are key features of this property?
This property features: 81,920 SF industrial building on 6.1 acres; 13,325 SF of offices and 68,595 SF of manufacturing and warehouse space; 7 loading docks with levelers and 2 drive‑in doors
