Established Dry Cleaning
For Sale
$149,900
822 822b Route 100, Bechtelsville, PA 19505
Business sale includes operating services, equipment, fixtures, and a pickup and delivery van.
Property Size1,050 SF
Price / SF$142.76
Days on Market9
Property Features for 822 822b Route 100
General Information
Standard status
Active
Size
1,050 SF
Property subtype
Business Opportunity
Building Details
Year Built
2008
Listing Agency:
Herb Real Estate, Inc.
(610) 369-7004
Listed By:
Gregory S Herb · License #RM048404C
Source:
Kandorre
Added: Aug 21
Changed: Aug 25
Last Checked: Aug 29 at 11:33AM
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 Herb Real Estate, Inc.
Investment Insights
Based on property information with market context.
This storefront business sale includes an established dry-cleaning operation with tuxedo rentals, wash-and-fold service, and alterations. The transaction includes the business assets needed for ongoing operations, including fixtures, equipment, and a pickup and delivery van.
The property information identifies 1,050 in property size and a 2008 year built. The business is located at 822 822b Route 100 in Bechtelsville, Pennsylvania.
The property information identifies 1,050 in property size and a 2008 year built. The business is located at 822 822b Route 100 in Bechtelsville, Pennsylvania.
Key Highlights
- Established dry‑cleaning business offered as a business‑only sale
- Services include tuxedo rentals, wash and fold, and alterations
- Fixtures and equipment included
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
$10,646
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
7.10%
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%
$212,920
$212.9K
Cap Rate 7%
$152,086
$152.1K
Cap Rate 9%
$118,289
$118.3K
Market Conditions
NOI Build-Up for 1,050 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
$15.9K $15.12/SF
− Vacancy
−$667 −$0.64/SF
EGI
$15.2K $14.48/SF
− OpEx
−$4.6K −$4.35/SF
NOI
$10.6K $10.14/SF
Area
Berks County, PA
Vacancy
4.20%
Lease Rate
$15.12 /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%
$212,920
Cap Rate 7%
$152,086
Cap Rate 9%
$118,289
Alternative Uses
Best Use
Retail
$152.1K
$133.1K – $177.4K
NOI $10,646 @ 7.0% cap · market cap 7.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$172.4K
$150.8K – $201.1K
NOI $12,066 @ 7.0% cap · market cap 8.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
13k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 50%
Sunoco
Shops & Services
6,175 visits/mo
0.3 miles
Dunkin' Donuts
Dining
5,827 visits/mo
0.1 miles
Papa John's Pizza
Dining
804 visits/mo
0.1 miles
Citgo
Shops & Services
558 visits/mo
0.4 miles
Demographics for 19505, PA
3,397
Population
1,441
Households
2.4
Avg Household Size
49
Median Age
20%
College-Educated
88%
High-School Grad
7.9 sq mi
ZIP Area
430
Density / Sq Mi
$96,464
Median Household Income
$52,902
Median Earnings
$1,147
Median Rent
$298,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Business sale includes operating services, equipment, fixtures, and a pickup and delivery van.
Where is this storefront property located?
The property is located at 822 822b Route 100 Bechtelsville, PA.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: Established dry‑cleaning business offered as a business‑only sale; Services include tuxedo rentals, wash and fold, and alterations; Fixtures and equipment included
