Freestanding Flex
For Sale
Contact for pricing
4440 Spring Hill Dr, Schnecksville, PA 18078
Warehouse, reception, and well-lit office areas support varied commercial operations.
Property Size9,737 SF
Lot Size1.98 Acres
Price / SF$112.46
Days on Market1368
Property Features for 4440 Spring Hill Dr
General Information
Standard status
Active
Size
9,737 SF
Lot size
1.98 Acres
Property subtype
FLEX_R_AND_D
Warehouse & Industrial
Warehouse Space
5,952 SF
Office Build-Out
3,785 SF
Building Details
Buildings
1
Stories
2
Building Size
9,737 SF
Listing Agency:
Feinberg Real Estate Advisors, LLC
(610) 709-6233
Listed By:
Cindy McDonnell Feinberg · License #RM423190
Source:
Moodyscre
Added: Dec 1, 2022
Changed: Aug 29
Last Checked: Aug 29 at 6:33PM
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 Feinberg Real Estate Advisors, LLC
Investment Insights
Based on property information with market context.
Located at 4440 Spring Hill Drive in Schnecksville, this freestanding flex property combines warehouse, office, and support areas within a versatile commercial layout. The 9,737-square-foot building sits on 1.981 acres and includes 5,952 square feet of first-floor warehouse space, a kitchenette, and an office or display-reception area. The second floor provides 3,785 square feet of office space along with an additional 1,000-square-foot unfinished storage area.
The warehouse is equipped with two oil-fired heaters. Office areas feature split air-conditioning and heating units, while Renew Aire energy recovery ventilators serve the building. Stated permitted uses include office, packaging, manufacturing, and warehousing, providing a range of potential operating configurations for an owner-user.
The warehouse is equipped with two oil-fired heaters. Office areas feature split air-conditioning and heating units, while Renew Aire energy recovery ventilators serve the building. Stated permitted uses include office, packaging, manufacturing, and warehousing, providing a range of potential operating configurations for an owner-user.
Key Highlights
- 9,737 SF freestanding flex building on 1.981 acres
- 5,952 SF first‑floor warehouse with kitchenette and office/display‑reception area
- 3,785 SF second‑floor office space plus 1,000 SF unfinished storage
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
$88,136
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
8.05%
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%
$1,762,720
$1.8M
Cap Rate 7%
$1,259,086
$1.3M
Cap Rate 9%
$979,289
$979.3K
Market Conditions
NOI Build-Up for 9,737 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
$112.0K $11.50/SF
− Vacancy
−$8.3K −$0.85/SF
EGI
$103.7K $10.65/SF
− OpEx
−$15.6K −$1.60/SF
NOI
$88.1K $9.05/SF
Area
Lehigh County, PA
Vacancy
7.40%
Lease Rate
$11.50 /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%
$1,762,720
Cap Rate 7%
$1,259,086
Cap Rate 9%
$979,289
Alternative Uses
Best Use
Warehouse
$1.26M
$1.10M – $1.47M
NOI $88,136 @ 7.0% cap · market cap 8.05%
Second Best
Industrial
$1.04M
$907.3K – $1.21M
NOI $72,583 @ 7.0% cap · market cap 6.63%
Theoretical Best
Mixed Use
$1.43M
$1.25M – $1.67M
NOI $100,230 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
221
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 18078, PA
6,996
Population
2,731
Households
2.6
Avg Household Size
45
Median Age
43%
College-Educated
97%
High-School Grad
15.6 sq mi
ZIP Area
448
Density / Sq Mi
$131,875
Median Household Income
$68,097
Median Earnings
$1,265
Median Rent
$361,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Warehouse, reception, and well-lit office areas support varied commercial operations.
Where is this flex space located?
The property is located at 4440 Spring Hill Dr Schnecksville, PA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: 9,737 SF freestanding flex building on 1.981 acres; 5,952 SF first‑floor warehouse with kitchenette and office/display‑reception area; 3,785 SF second‑floor office space plus 1,000 SF unfinished storage
