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    12.55 Acres Commercial Development Site Title is generated by Realmo AI

    185 Brushy Ridge Rd, Montoursville, PA 17754

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    Approved commercial, residential, office, and hospitality development site.

    Type:Land
    Lot size:
    12.55 Acres
    Added:
    May 23, 2024
    Days on Market:
    743
    Last Refresh:
    May 12 at 10:01 pm

    Property Features for 185 Brushy Ridge Rd

    General Information

    Standard status
    Active
    Lot size
    12.55 Acres
    Property subtype
    Land

    Spaces For Lease

    at 185 Brushy Ridge Rd Contact us

    We can help!

    Listing Contact
    Luke Higgins

    Listing agent Luke Higgins License #PA RS369238

    Listing office Bennett Williams Commercial

    Listing date May 23, 2024

    Source Crexi

    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

    HighLights

    • 12.55‑acre site approved for commercial, residential, Class A office, and hospitality development.
    • Direct highway access and excellent visibility with 28,000 VPD on I‑180.
    • Road widening and traffic lights completed by Penn Dot in preparation for development.
    • Located in Montoursville, a highly sought‑after neighborhood and school district.
    • Proximity to Williamsport (3 min) and Muncy (4 min).
    • Flexible site suitable for various commercial or retail structures.

    Overview

    Fairfield Crossing West is a 12.55-acre site approved for over 300,000 square feet of commercial, residential, Class A office, and hospitality accommodations. The location benefits from direct highway access and unobstructed views of the West Branch Valley. The site has high visibility with 28,000 vehicles per day on I-180. Traffic lights and road widening have been completed by PennDOT in preparation for development. While there are approved plans, the site can accommodate various commercial or retail structures. The property is located directly off the Fairfield exit from I-180 on Fairfield Road, across from Fairfield Crossing East, a 4–6-acre development opportunity. It is surrounded by existing commercial and industrial uses, making it suitable for retail, hospitality, and multi-family uses. It is 3 minutes from Williamsport and 4 minutes from Muncy. Montoursville is a sought-after neighborhood and school district in Lycoming County, known for its commerce and convenience to I-180. Lycoming County has 113,605 people in 47,022 households with a median household income of $60,494. There are two educational institutions in Lycoming County: Pennsylvania College of Technology with 5,465 students and Lycoming College with 1,067 students. The largest employers are UPMC and Pennsylvania College of Technology. The daily traffic is 5,869 vehicles per day on Fairfield Road.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Montoursville
    County
    Lycoming
    State
    Pennsylvania
    Longitude
    -76.899858
    Latitude
    41.255704

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    FAQs

    What type of property is this?
    Commercial land - Approved commercial, residential, office, and hospitality development site.
    Where is this commercial land located?
    The property is located at 185 Brushy Ridge Rd Montoursville, PA.
    What are key features of this property?
    This property features: 12.55‑acre site approved for commercial, residential, Class A office, and hospitality development.; Direct highway access and **excellent visibility with 28,000 VPD** on I‑180.; Road widening and traffic lights completed by Penn Dot in preparation for development.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Luke Higgins
    Real Estate License ID: PA RS369238
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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.

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