Flex Facility with Outdoor
For Sale
$425,000
4142 State Route 208, Emlenton, PA 16373
Industrial workspace, finished offices, overhead access, and an expansive outdoor storage area support varied commercial operations.
Property Size6,000 SF
Lot Size12.71 Acres
Price / SF$70.83
Days on Market10
Property Features for 4142 State Route 208
General Information
Standard status
Active
Size
6,000 SF
Lot size
12.71 Acres
Warehouse & Industrial
Clear Height
16 ft
Warehouse Space
5,600 SF
Office Build-Out
400 SF
Additional Details
Business Included
Yes
Outdoor Storage
Yes
Taxes and HOA fees
Annual Taxes
$2,551
Building Details
Buildings
1
Building Size
6,000 SF
Listing Agency:
BONNER REALTY LLC
Listed By:
Ryan Bonner
(724) 405-7653
Source:
Exprealty
Added: Aug 26
Changed: Aug 31
Last Checked: Sep 1 at 10:55PM
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 BONNER REALTY LLC
Investment Insights
Based on property information with market context.
This flex property combines a 6, 000 SF facility with substantial outdoor operating space on 12.71 acres. The building includes approximately 5, 600 square feet devoted to industrial workspace and 400 square feet of finished office area. Interior functionality includes 16-foot ceilings and two 14' x 14' overhead bay doors with automatic openers, supporting the movement of trucks, equipment, and materials.
A separate 1.5-acre level storage pad extends the property’s usable operating area for equipment, vehicles, trailers, inventory, or materials. The site is currently used by an excavation business and has supported contractor operations, manufacturing, fabrication, warehousing, equipment storage, transportation, and distribution activities. Located at 4142 State Route 208 in Clinton Twp, PA 16373, the property offers both enclosed work areas and outdoor storage capacity within one commercial campus.
A separate 1.5-acre level storage pad extends the property’s usable operating area for equipment, vehicles, trailers, inventory, or materials. The site is currently used by an excavation business and has supported contractor operations, manufacturing, fabrication, warehousing, equipment storage, transportation, and distribution activities. Located at 4142 State Route 208 in Clinton Twp, PA 16373, the property offers both enclosed work areas and outdoor storage capacity within one commercial campus.
Key Highlights
- 12.71‑acre commercial parcel with a 6, 000 SF industrial/commercial facility
- Approximately 5, 600 SF of industrial workspace plus 400 SF of finished office area
- Two 14' x 14' overhead bay doors with automatic openers
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
$35,009
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
8.24%
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%
$700,180
$700.2K
Cap Rate 7%
$500,129
$500.1K
Cap Rate 9%
$388,989
$389.0K
Market Conditions
NOI Build-Up for 6,000 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
$53.0K $8.83/SF
− Vacancy
−$3.0K −$0.49/SF
EGI
$50.0K $8.34/SF
− OpEx
−$15.0K −$2.50/SF
NOI
$35.0K $5.83/SF
Area
Venango 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%
$700,180
Cap Rate 7%
$500,129
Cap Rate 9%
$388,989
Alternative Uses
Best Use
Warehouse
$607.3K
$531.4K – $708.5K
NOI $42,511 @ 7.0% cap · market cap 10.00%
Second Best
Flex RnD
$599.6K
$524.6K – $699.5K
NOI $41,970 @ 7.0% cap · market cap 9.88%
Theoretical Best
Office A
$1.90M
$1.66M – $2.22M
NOI $133,056 @ 7.0% cap · market cap 31.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16373, PA
3,355
Population
1,787
Households
1.9
Avg Household Size
45
Median Age
21%
College-Educated
89%
High-School Grad
80.8 sq mi
ZIP Area
42
Density / Sq Mi
$65,529
Median Household Income
$43,696
Median Earnings
$753
Median Rent
$138,800
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?
Flex space - Industrial workspace, finished offices, overhead access, and an expansive outdoor storage area support varied commercial operations.
Where is this flex space located?
The property is located at 4142 State Route 208 Emlenton, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 12.71‑acre commercial parcel with a 6, 000 SF industrial/commercial facility; Approximately 5, 600 SF of industrial workspace plus 400 SF of finished office area; Two 14' x 14' overhead bay doors with automatic openers
