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    262 Church St Hanover, PA 17331

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    For Lease
    Contact for pricing

    83,733 SF Warehouse/Manufacturing Sublease

    Lot size:
    83,733 SF

    Property Features for 262 Church St

    General Information

    Property type
    Manufacturing properties
    Lease Type
    Gross Lease
    RSF (Rentable sq. ft)
    83,733 SF
    Total Rate
    27562.11

    Building Details

    Year Built
    1985
    Stories
    1

    Spaces For Lease

    at 262 Church St, Hanover, PA 17331 Contact us
    Unit Suite 3 - 15,210 SF

    $3 /Mo

    Size
    15,210 SF
    Contact us
    Unit Suite 3 - 17,829 SF

    $3 /Mo

    Size
    17,829 SF
    Contact us
    Unit Suite 3 - 33,039 SF

    $3 /Mo

    Size
    33,039 SF
    Contact us

    We can help!

    Listing Contact
    Jason Turnbull
    Jason Turnbull

    Listing Agency: ROCK Commercial Real Estate Listing Agent: Jason Turnbull

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional industrial property in Hanover, PA offers 83,733 square feet of warehouse and manufacturing space, available for sublease until August 31, 2026. The building features 18-foot clear heights, four loading docks, and two drive-in doors, providing ample access for efficient operations. With a minimum divisible space of 15,210 square feet and a maximum contiguous space of 33,039 square feet, this property is suitable for a variety of businesses. The space boasts 27' x 45' column spacing, energy-efficient LED lighting, and a wet sprinkler system for enhanced safety. The property sits on 10.02 acres of land and includes eight parking spaces. Three-phase 200A 480V power is available. Its strategic location offers easy access to major markets in Pennsylvania (York, Gettysburg, Chambersburg) and Maryland (Westminster, Frederick, Baltimore). The property is zoned Industrial (I) and has an APN of 01-08001-0243---000, located in Adams County. A monthly utility fee of $0.25 per square foot applies. This is an ideal location for warehousing, manufacturing, or light assembly operations.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    KHPerformance Auto Parts Store Acme Composites Factory

    Suggested Use

    Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy Auto Repair Shop Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Hanover
    County
    Adams
    State
    Pennsylvania
    Longitude
    -77.02784
    Latitude
    39.8075731

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    FAQs

    What type of property is this?
    Manufacturing property - 83,733 SF Warehouse/Manufacturing Sublease
    Where is this manufacturing property located?
    The property is located at 262 Church St Hanover, PA.
    What is the lease rate?
    The lease rate is $3 SF/Yr.
    What are key features of this property?
    This property features: 83,733 SF industrial warehouse/manufacturing building available for sublease.; Sublease space ranges from 15,210 SF to 33,039 SF contiguous.; Features 18' clear height ceilings, 4 loading docks, 2 drive-ins, and 200A, 480V three-phase power.
    (717) 854-5357 Call to check price and availability
    Request Owner's contact information
    262 Church St Hanover, PA 17331
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    Hanover, PA 17331
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    262 Church St Hanover, PA 17331
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    Contact for Pricing
    Please call us for current price
    and status of this listing Jason Turnbull
    Jason Turnbull
    Real Estate License ID: RS278519
    (717) 854-5357 (717) 880-5957 (717) 850-0847
    Learn more
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