Multi-Tenant Flex
For Sale
$2,000,000
9200 Leiszs Bridge Rd, Reading, PA 19605
Two separately metered suites combine office, medical-use, and warehouse areas.
Property Size12,000 SF
Lot Size5.91 Acres
Price / SF$166.67
Days on Market12
Property Features for 9200 Leiszs Bridge Rd
General Information
Standard status
Active
Size
12,000 SF
Lot size
5.91 Acres
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Office Units
2
Taxes and HOA fees
Annual Taxes
$21,454
Amenities
separate entrances
conference rooms
multiple restroom facilities
individual HVAC and electrical systems
Building Details
Buildings
1
Building Size
12,000 SF
Tenancy
Multi
Listing Agency:
Keller Williams Platinum Realty - Wyomissing
(610) 568-2837
Listed By:
Alison Burke
(610) 568-2837
Source:
Exprealty
Added: Aug 11
Changed: Aug 22
Last Checked: Aug 22 at 6:36AM
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 Keller Williams Platinum Realty - Wyomissing
Investment Insights
Based on property information with market context.
This flex property contains a 12,000-square-foot office and warehouse building configured as two approximately 6,000-square-foot tenant areas. Cintas and Miller-Keystone Blood Center occupy the premises. The building includes renovated office areas, conference rooms, multiple restrooms, separate entrances, and dedicated HVAC and electrical systems for each tenant area.
The property encompasses approximately 5.91 acres with dedicated parking and paved areas sized for employees, visitors, and commercial vehicles. Utility service is separately metered for the tenant areas, with specified shared expenses allocated under the respective leases. Vehicle access connects the site with Routes 222, 183, and 61, as well as the Reading Regional Airport and nearby business corridors.
The property encompasses approximately 5.91 acres with dedicated parking and paved areas sized for employees, visitors, and commercial vehicles. Utility service is separately metered for the tenant areas, with specified shared expenses allocated under the respective leases. Vehicle access connects the site with Routes 222, 183, and 61, as well as the Reading Regional Airport and nearby business corridors.
Key Highlights
- Approximately 5.91 acres with a 12, 000‑square‑foot office and warehouse building
- Two approximately 6, 000‑square‑foot tenant areas occupied by Cintas and Miller‑Keystone Blood Center
- Separate entrances, HVAC systems, electrical systems, and utility metering for tenant areas
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
$100,544
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
5.03%
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%
$2,010,880
$2.0M
Cap Rate 7%
$1,436,343
$1.4M
Cap Rate 9%
$1,117,156
$1.1M
Market Conditions
NOI Build-Up for 12,000 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
$155.5K $12.96/SF
− Vacancy
−$21.5K −$1.79/SF
EGI
$134.1K $11.17/SF
− OpEx
−$33.5K −$2.79/SF
NOI
$100.5K $8.38/SF
Area
Berks County, PA
Vacancy
13.80%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
25.00%
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%
$2,010,880
Cap Rate 7%
$1,436,343
Cap Rate 9%
$1,117,156
Alternative Uses
Best Use
Office B
$1.44M
$1.26M – $1.68M
NOI $100,544 @ 7.0% cap · market cap 5.03%
Second Best
Healthcare Medical
$1.43M
$1.25M – $1.67M
NOI $99,900 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$1.97M
$1.72M – $2.30M
NOI $137,894 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19605, PA
21,356
Population
8,100
Households
2.6
Avg Household Size
43
Median Age
27%
College-Educated
90%
High-School Grad
17.6 sq mi
ZIP Area
1,213
Density / Sq Mi
$85,775
Median Household Income
$45,578
Median Earnings
$1,310
Median Rent
$218,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two separately metered suites combine office, medical-use, and warehouse areas.
Where is this flex space located?
The property is located at 9200 Leiszs Bridge Rd Reading, PA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Approximately 5.91 acres with a 12, 000‑square‑foot office and warehouse building; Two approximately 6, 000‑square‑foot tenant areas occupied by Cintas and Miller‑Keystone Blood Center; Separate entrances, HVAC systems, electrical systems, and utility metering for tenant areas
