Operating Iron Works
For Sale
Contact for pricing
431 E Broad St, Tamaqua, PA 18252
Operating Iron Works business for sale with equipment included.
Property Size30,560 SF
Lot Size7.00 Acres
Price / SF$75.26
Days on Market656
Property Features for 431 E Broad St
General Information
Standard status
Active
Size
30,560 SF
Lot size
7.00 Acres
Property subtype
Business for Sale, Industrial
Zoning
GC
Investment Type
Owner/User
Building Details
Year Built
1920
Buildings
1
Units
1
Listing Agency:
The James Balliet Property Group
(610) 435-1800
Listed By:
James Balliet · License #PA RS227612L
Source:
Crexi
Added: Nov 11, 2024
Changed: Aug 19
Last Checked: Aug 26 at 12:07PM
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 The James Balliet Property Group
Investment Insights
Based on property information with market context.
An operating Iron Works business is available for sale in Tamaqua, Pennsylvania. The sale includes all equipment. The owner is open to a lease-to-purchase agreement with a 5-year term. The property is zoned General Commercial and comprises two parcels totaling 7 acres. It features four buildings with a total area of 30,560 square feet.
Key Highlights
- Operating Iron Works business included in sale
- All equipment included in sale
- Owner willing to consider a lease‑to‑purchase agreement
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
$178,313
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
7.75%
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%
$3,566,260
$3.6M
Cap Rate 7%
$2,547,329
$2.5M
Cap Rate 9%
$1,981,256
$2.0M
Market Conditions
NOI Build-Up for 30,560 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
$269.8K $8.83/SF
− Vacancy
−$15.1K −$0.49/SF
EGI
$254.7K $8.34/SF
− OpEx
−$76.4K −$2.50/SF
NOI
$178.3K $5.83/SF
Area
Schuylkill 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%
$3,566,260
Cap Rate 7%
$2,547,329
Cap Rate 9%
$1,981,256
Alternative Uses
Best Use
Industrial
$2.55M
$2.23M – $2.97M
NOI $178,313 @ 7.0% cap · market cap 7.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.58M
$4.01M – $5.35M
NOI $320,880 @ 7.0% cap · market cap 13.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
482
Businesses Nearby
Explore this area
Business Placement
Demographics for 18252, PA
11,016
Population
5,152
Households
2.1
Avg Household Size
44
Median Age
19%
College-Educated
90%
High-School Grad
68.0 sq mi
ZIP Area
162
Density / Sq Mi
$61,020
Median Household Income
$37,835
Median Earnings
$922
Median Rent
$153,000
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 - Operating Iron Works business for sale with equipment included.
Where is this manufacturing property located?
The property is located at 431 E Broad St Tamaqua, PA.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Operating Iron Works business included in sale; All equipment included in sale; Owner willing to consider a lease‑to‑purchase agreement
