Industrial Distribution
For Sale
$485,000
760 Arnold Street, Williamsport, PA 17701
For sale industrial distribution property in Lycoming County with convenient access via I-180 and US-15.
Property Size4,475 SF
Price / SF$108.38
Days on Market125
Property Features for 760 Arnold Street
General Information
Standard status
Active
Size
4,475 SF
Total Parking Spaces
12
Taxes and HOA fees
Annual Taxes
$11,814
Amenities
Central Air
Forced Air
Building Details
Building Size
4,475 SF
Year Built
2003
Listing Agency:
Fish Real Estate
(570) 326-1561
Listed By:
Brent Fish · License #RM420632
(570) 326-1561
Source:
Evrealestate
Added: Apr 8
Changed: Aug 8
Last Checked: Aug 10 at 4:12AM
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 Fish Real Estate
Investment Insights
Based on property information with market context.
This for-sale industrial distribution property is offered as a distribution center/industrial commercial real estate asset in Lycoming County. The listing information is focused on the property’s industrial use profile and access route, with direction details provided for reaching the site on Arnold Street.
Directions indicate access from I-180 W, continuing via US-15 N (with Mansfield signage), then taking exit 136 for Third St. From there, the route continues on W 3rd St to Arch St, then to Glynn Ave and ultimately to Arnold St.
As a distribution center and industrial property, this asset may fit tenants or buyers looking for an industrial setup in Lycoming County where the stated routing provides connections to the I-180 and US-15 corridors. The directions included in the listing can help operators plan last-mile arrival to the Arnold Street address for loading and deliveries. Prospective users are encouraged to review the property directly for suitability to their specific distribution or industrial requirements.
Directions indicate access from I-180 W, continuing via US-15 N (with Mansfield signage), then taking exit 136 for Third St. From there, the route continues on W 3rd St to Arch St, then to Glynn Ave and ultimately to Arnold St.
As a distribution center and industrial property, this asset may fit tenants or buyers looking for an industrial setup in Lycoming County where the stated routing provides connections to the I-180 and US-15 corridors. The directions included in the listing can help operators plan last-mile arrival to the Arnold Street address for loading and deliveries. Prospective users are encouraged to review the property directly for suitability to their specific distribution or industrial requirements.
Key Highlights
- Industrial distribution property in Lycoming County
- Convenient access via I‑180 and US‑15 (Route to Mansfield via US‑15 N)
- Year built: 2003
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
$31,706
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
6.54%
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%
$634,120
$634.1K
Cap Rate 7%
$452,943
$452.9K
Cap Rate 9%
$352,289
$352.3K
Market Conditions
NOI Build-Up for 4,475 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
$39.5K $8.83/SF
− Vacancy
−$2.2K −$0.49/SF
EGI
$37.3K $8.34/SF
− OpEx
−$5.6K −$1.25/SF
NOI
$31.7K $7.09/SF
Area
Lycoming County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$634,120
Cap Rate 7%
$452,943
Cap Rate 9%
$352,289
Alternative Uses
Best Use
Warehouse
$452.9K
$396.3K – $528.4K
NOI $31,706 @ 7.0% cap · market cap 6.54%
Second Best
Industrial
$373.0K
$326.4K – $435.2K
NOI $26,111 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$964.4K
$843.8K – $1.13M
NOI $67,507 @ 7.0% cap · market cap 13.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
364
Businesses Nearby
Explore this area
Business Placement
Demographics for 17701, PA
43,197
Population
20,891
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
91%
High-School Grad
98.0 sq mi
ZIP Area
441
Density / Sq Mi
$52,770
Median Household Income
$33,643
Median Earnings
$869
Median Rent
$176,200
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 industrial distribution property in Lycoming County with convenient access via I-180 and US-15.
Where is this distribution center located?
The property is located at 760 Arnold Street Williamsport, PA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Industrial distribution property in Lycoming County; Convenient access via I‑180 and US‑15 (Route to Mansfield via US‑15 N); Year built: 2003
