Steel Manufacturing
For Sale
$995,000
Pending
530 S Main St, Bangor, PA 18013
Operational industrial facility with manufacturing equipment and on-site administrative space.
Property Size8,652 SF
Days on Market477
Property Features for 530 S Main St
General Information
Standard status
Pending
Size
8,652 SF
Warehouse & Industrial
Clear Height
16 ft
Clear Span
Yes
Office Build-Out
364 SF
Taxes and HOA fees
Annual Taxes
$7,196
Building Details
Stories
2
Building Size
8,652 SF
Listing Agency:
KW Commercial - Northampton
(646) 671-8635
Listed By:
Robert A. Velez · License #RS330967
(646) 671-8635
Source:
Exprealty
Added: May 12, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:11PM
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 KW Commercial - Northampton
Investment Insights
Based on property information with market context.
This 8,652-square-foot manufacturing property is configured for steel production, with a predominantly clear-span building and 16-foot ceilings. Existing manufacturing equipment is included, and the facility is built out for ongoing steel fabrication operations. A 364-square-foot office on the second floor provides dedicated administrative space within the building.
The property is located in Bangor, Pennsylvania. The existing steel manufacturing business, established in 2010, is also available separately for an additional cost.
The property is located in Bangor, Pennsylvania. The existing steel manufacturing business, established in 2010, is also available separately for an additional cost.
Key Highlights
- 8,652‑square‑foot steel manufacturing facility
- Predominantly clear‑span building with 16‑foot ceilings
- Existing manufacturing equipment in place
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
$64,328
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
6.47%
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%
$1,286,560
$1.3M
Cap Rate 7%
$918,971
$919.0K
Cap Rate 9%
$714,756
$714.8K
Market Conditions
NOI Build-Up for 8,652 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
$99.7K $11.52/SF
− Vacancy
−$7.8K −$0.90/SF
EGI
$91.9K $10.62/SF
− OpEx
−$27.6K −$3.19/SF
NOI
$64.3K $7.44/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$11.52 /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%
$1,286,560
Cap Rate 7%
$918,971
Cap Rate 9%
$714,756
Alternative Uses
Best Use
Industrial
$919.0K
$804.1K – $1.07M
NOI $64,328 @ 7.0% cap · market cap 6.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.64M
$1.44M – $1.91M
NOI $114,871 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
Explore this area
Business Placement
Demographics for 18013, PA
17,436
Population
7,401
Households
2.4
Avg Household Size
44
Median Age
24%
College-Educated
89%
High-School Grad
63.0 sq mi
ZIP Area
277
Density / Sq Mi
$76,116
Median Household Income
$37,107
Median Earnings
$1,088
Median Rent
$245,700
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 - Operational industrial facility with manufacturing equipment and on-site administrative space.
Where is this manufacturing property located?
The property is located at 530 S Main St Bangor, PA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 8,652‑square‑foot steel manufacturing facility; Predominantly clear‑span building with 16‑foot ceilings; Existing manufacturing equipment in place
