Manufacturing Building with Loading
For Sale
$9,840,000
361 E 6th Street Upper, Hanover Twp, PA 18076
COMMERCIAL - Upper Hanover Twp, PA
Property Size81,920 SF
Lot Size6.10 Acres
Price / SF$120.12
Days on Market54
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
Off Street, Parking Lot
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
(215) 679-4200
Listed By:
Edwin J. Brooks · License #RM-027496-C
(215) 679-4200
Added: Jul 7
Changed: Aug 4
Last Checked: Aug 29 at 12:06PM
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 manufacturing property offers 81,920 SF total across 6.1 acres, including 13,325 SF of offices and 68,595 SF of manufacturing/warehouse space. The building has 7 loading docks with levelers and 2 drive-in doors. Interior clearances range from 16' to 22', with column spacing of 25 x 50.
Built in 1920, with later construction in 1988 and 1993, the facility is served by public water and public sewer and features a flat roof. Offices include heat and central air, while the manufacturing and warehouse area uses gas radiant heat. Electrical service is 3 phase with 220/440 Volt and 400–800 amps. Internet service is provided by Verizon and Comcast. Parking is available in a parking lot with off-street spaces, and the property is approximately 7 miles to the Northeast Extension of the Pennsylvania Turnpike.
The Limited Industrial zoning supports manufacturing and warehousing users seeking a property with both office space and substantial loading capacity.
Built in 1920, with later construction in 1988 and 1993, the facility is served by public water and public sewer and features a flat roof. Offices include heat and central air, while the manufacturing and warehouse area uses gas radiant heat. Electrical service is 3 phase with 220/440 Volt and 400–800 amps. Internet service is provided by Verizon and Comcast. Parking is available in a parking lot with off-street spaces, and the property is approximately 7 miles to the Northeast Extension of the Pennsylvania Turnpike.
The Limited Industrial zoning supports manufacturing and warehousing users seeking a property with both office space and substantial loading capacity.
Key Highlights
- 6.1‑acre site with 81,920 SF manufacturing/warehouse building
- 13,325 SF offices plus 68,595 SF manufacturing/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
Warehouse
$8.34M
$7.30M – $9.73M
NOI $583,706 @ 7.0% cap · market cap 5.93%
Second Best
Industrial
$6.46M
$5.65M – $7.54M
NOI $452,100 @ 7.0% cap · market cap 4.59%
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
Property Profile
Current Use
Lease Details
22 ft
Clear height
7
Dock-high doors
2
Drive-in doors
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
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 - Limited Industrial manufacturing building with offices, 7 loading docks, and 2 drive-in doors on a 6.1-acre site.
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: 6.1‑acre site with 81,920 SF manufacturing/warehouse building; 13,325 SF offices plus 68,595 SF manufacturing/warehouse space; 7 loading docks with levelers and 2 drive‑in doors
