General Commercial Office
860 N READING ROAD Ephrata, PA 17522
For Sale
$399,900
Commercial Sale - EPHRATA, PA
Property Size1,775 SF
Lot Size0.16 Acres
Price / SF$225.30
Days on Market47
Property Features for 860 N READING ROAD
General Information
- Property type
- Other
- Property subtype
- Office
- Parking
- 9
- Parking features
- Special Needs, Parking Lot
- Standard status
- Active
- Lot size
- 0.16 Acres
Taxes and HOA fees
- Tax Annual Amount
- 5353
Utilities
- Heating system
- Heat Pump (Heating)
- Cooling system
- Central Air
Building Details
- Year built
- 1951
- Building materials
- Stick Built
Listing Agency:
Iron Valley Real Estate of Lancaster
(717) 740-2221
Listed By:
Samuel Groff · License #RS323908
(717) 226-8331
Added: Jun 11
Last Checked: Jul 27 at 7:06AM
MLS# PALA2089806
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-story building totals 1,775 square feet and is zoned General Commercial. The first floor is designed for office use and includes a conference room, break room, front desk area, two private offices, and a half bath. The second floor is currently a 1-bedroom apartment, with the option to convert it into additional office space if needed.
The property sits on a 0.16-acre lot and offers road frontage along Route 272, providing prominent access for business users. The building’s recent improvements include an updated HVAC system and a roof, supporting day-to-day functionality and ongoing reliability.
For buyers seeking a commercially zoned property with flexible internal space, the current setup offers both dedicated office areas and an apartment footprint that can be repurposed. It may be especially practical for professional service tenants that want first-floor work areas while keeping an adaptable second floor for offices or alternative occupancy. Schedule a private tour to review the layout and finishes in person.
The property sits on a 0.16-acre lot and offers road frontage along Route 272, providing prominent access for business users. The building’s recent improvements include an updated HVAC system and a roof, supporting day-to-day functionality and ongoing reliability.
For buyers seeking a commercially zoned property with flexible internal space, the current setup offers both dedicated office areas and an apartment footprint that can be repurposed. It may be especially practical for professional service tenants that want first-floor work areas while keeping an adaptable second floor for offices or alternative occupancy. Schedule a private tour to review the layout and finishes in person.
Key Highlights
- 1,775 SF building zoned General Commercial
- Road frontage along Route 272
- First‑floor office layout includes conference room, break room, front desk area, 2 private offices, and a half bath
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $45.6k | $25.68 |
| − Vacancy | −$6.4k | −$3.61 |
| EGI | $39.2k | $22.07 |
| − OpEx | −$9.8k | −$5.52 |
| NOI | $29.4k | $16.56 |
1,775 SF · lease $25.68/SF/yr · vacancy 14.04% · expense 25.00%
Alternative Uses
Best Use
Office B
$419.8K
$367.3K – $489.8K
NOI $29,387 @ 7.0% cap · market cap 7.35%
Second Best
Mixed Use
$314.9K
$275.6K – $367.4K
NOI $22,046 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$594.8K
$520.5K – $694.0K
NOI $41,637 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Pathway Financial Group
Financial Advisor
Brian Asper
Bank
FAQs
What type of property is this?
Office units - Two-story office and apartment building with strong Route 272 frontage and recent HVAC and roof improvements.
Where is this office units located?
The property is located at 860 N READING ROAD Ephrata, PA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 1,775 SF building zoned General Commercial; Road frontage along Route 272; First‑floor office layout includes conference room, break room, front desk area, 2 private offices, and a half bath
