Turnkey Wholesale Distribution
For Sale
$525,000
510 S Pearl St, Coal Township, PA 17866
For sale turnkey wholesale meat distribution operation with retail component, two loading docks, and included refrigeration and delivery equipment.
Property Size4,866 SF
Price / SF$107.89
Days on Market78
Property Features for 510 S Pearl St
General Information
Standard status
Active
Size
4,866 SF
Total Parking Spaces
5
Additional Details
Business Included
Yes
Dock-High Doors
2
Taxes and HOA fees
Annual Taxes
$1,789
Listing Agency:
TEU REAL ESTATE CORPORATION
(570) 524-0838
Listed By:
MATHLENE L SOSNOSKI
(570) 524-0838
Source:
Exprealty
Added: May 26
Changed: Aug 8
Last Checked: Aug 10 at 8:54AM
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 TEU REAL ESTATE CORPORATION
Investment Insights
Based on property information with market context.
This for-sale property offers a turnkey wholesale meat distribution operation with an on-site retail store. The building is described as established in 1946 and is equipped to distribute meats alongside dry goods and paper products, with the equipment included as part of the sale. The facility features two loading docks and a parking lot sized for approximately four to five cars. Included with the purchase are three refrigerated delivery trucks, supporting temperature-controlled distribution.
Located at 510 S Pearl St in Coal Township, PA, the seller also states the business serves an area spanning eight counties within a 50-mile radius. An additional lot located two doors down is included in the sale as well. The buyer is advised to independently verify square footage.
This setup may fit buyers seeking an operational distribution and retail combination with established equipment and delivery capacity already in place. The two loading docks can support day-to-day receiving and shipping needs, while the included refrigerated trucks are aligned with cold-chain distribution. With the included equipment and vehicles, a buyer may be able to transition more directly to operations without assembling the core logistics assets first.
Located at 510 S Pearl St in Coal Township, PA, the seller also states the business serves an area spanning eight counties within a 50-mile radius. An additional lot located two doors down is included in the sale as well. The buyer is advised to independently verify square footage.
This setup may fit buyers seeking an operational distribution and retail combination with established equipment and delivery capacity already in place. The two loading docks can support day-to-day receiving and shipping needs, while the included refrigerated trucks are aligned with cold-chain distribution. With the included equipment and vehicles, a buyer may be able to transition more directly to operations without assembling the core logistics assets first.
Key Highlights
- Turnkey wholesale meat distribution business with a retail store component
- Established in 1946; serves 8 counties within a 50‑mile radius
- Building includes 2 loading docks and a parking lot for 4–5 cars
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
$45,859
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
8.74%
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%
$917,180
$917.2K
Cap Rate 7%
$655,129
$655.1K
Cap Rate 9%
$509,544
$509.5K
Market Conditions
NOI Build-Up for 4,866 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
$68.3K $14.04/SF
− Vacancy
−$7.2K −$1.47/SF
EGI
$61.1K $12.57/SF
− OpEx
−$15.3K −$3.14/SF
NOI
$45.9K $9.42/SF
Area
Northumberland County, PA
Vacancy
10.50%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
25.00%
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%
$917,180
Cap Rate 7%
$655,129
Cap Rate 9%
$509,544
Alternative Uses
Best Use
Warehouse
$5.92M
$5.18M – $6.91M
NOI $414,464 @ 7.0% cap · market cap 78.95%
Second Best
Industrial
$4.88M
$4.27M – $5.69M
NOI $341,323 @ 7.0% cap · market cap 65.01%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
291
Businesses Nearby
Explore this area
Business Placement
Demographics for 17866, PA
10,105
Population
4,035
Households
2.5
Avg Household Size
43
Median Age
11%
College-Educated
87%
High-School Grad
24.4 sq mi
ZIP Area
414
Density / Sq Mi
$49,105
Median Household Income
$36,049
Median Earnings
$712
Median Rent
$85,900
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?
Distribution center - For sale turnkey wholesale meat distribution operation with retail component, two loading docks, and included refrigeration and delivery equipment.
Where is this distribution center located?
The property is located at 510 S Pearl St Coal Township, PA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Turnkey wholesale meat distribution business with a retail store component; Established in 1946; serves 8 counties within a 50‑mile radius; Building includes 2 loading docks and a parking lot for 4–5 cars
