Flex Space with Two Drive-In
For Sale
Contact for pricing
870 E Main St, Ephrata, PA 17557
Retail flex building with attached warehouse, showroom area, and two drive-in doors for loading and deliveries.
Property Size16,965 SF
Price / SF$141.47
Days on Market107
Property Features for 870 E Main St
General Information
Standard status
Active
Size
16,965 SF
Property subtype
RETAIL
Additional Details
Drive-In Doors
2
Amenities
showroom area
drive-in doors
Building Details
Buildings
1
Listing Agency:
Bennett Williams Commercial - Exton
(610) 321-1111
Listed By:
Jeffrey Herr · License #RS339386
(717) 471-4153
Source:
Moodyscre
Added: Jun 1
Changed: Sep 2
Last Checked: Sep 14 at 8:22AM
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 Bennett Williams Commercial - Exton
Investment Insights
Based on property information with market context.
Flex space with an attached warehouse, offering a retail-oriented showroom area for exhibiting products and receiving customers. The property includes a dedicated warehouse section designed for deliveries and operations, supported by two drive-in doors.
Located at 870 E Main St in Ephrata, Pennsylvania, the building is structured to serve both customer-facing retail needs and warehouse activity in the same facility.
With a combined 16,965 SF footprint, this layout can support tenants looking for an on-site presentation area alongside practical warehouse access for receiving and distribution.
Located at 870 E Main St in Ephrata, Pennsylvania, the building is structured to serve both customer-facing retail needs and warehouse activity in the same facility.
With a combined 16,965 SF footprint, this layout can support tenants looking for an on-site presentation area alongside practical warehouse access for receiving and distribution.
Key Highlights
- 16,965 SF flex building with attached warehouse
- Showroom area for exhibiting products and receiving customers
- Two drive‑in doors in the warehouse area
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
$199,651
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
8.32%
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%
$3,993,020
$4.0M
Cap Rate 7%
$2,852,157
$2.9M
Cap Rate 9%
$2,218,344
$2.2M
Market Conditions
NOI Build-Up for 16,965 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
$305.4K $18.00/SF
− Vacancy
−$20.2K −$1.19/SF
EGI
$285.2K $16.81/SF
− OpEx
−$85.6K −$5.04/SF
NOI
$199.7K $11.77/SF
Area
Lancaster County, PA
Vacancy
6.60%
Lease Rate
$18.00 /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%
$3,993,020
Cap Rate 7%
$2,852,157
Cap Rate 9%
$2,218,344
Alternative Uses
Best Use
Retail
$2.85M
$2.50M – $3.33M
NOI $199,651 @ 7.0% cap · market cap 8.32%
Second Best
Industrial
$1.35M
$1.18M – $1.57M
NOI $94,485 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$5.69M
$4.97M – $6.63M
NOI $397,955 @ 7.0% cap · market cap 16.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 17557, PA
14,761
Population
5,460
Households
2.7
Avg Household Size
41
Median Age
19%
College-Educated
78%
High-School Grad
32.0 sq mi
ZIP Area
461
Density / Sq Mi
$78,717
Median Household Income
$39,833
Median Earnings
$1,273
Median Rent
$262,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Retail flex building with attached warehouse, showroom area, and two drive-in doors for loading and deliveries.
Where is this flex space located?
The property is located at 870 E Main St Ephrata, PA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 16,965 SF flex building with attached warehouse; Showroom area for exhibiting products and receiving customers; Two drive‑in doors in the warehouse area
