Multi-Building Industrial and Retail
For Sale
$1,995,000
9711 Perry Hwy, Waterford, PA 16441
Six-building commercial package with drive-in access, showroom space, and flexible zoning for varied industrial or retail uses.
Property Size32,517 SF
Lot Size5.80 Acres
Price / SF$61.35
Days on Market92
Property Features for 9711 Perry Hwy
General Information
Standard status
Active
Size
32,517 SF
Lot size
5.80 Acres
Zoning
Corridor Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
29 ft
Drive-In Doors
9
Heavy Power
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$13,397
Listing Agency:
SBRE - Sherry Bauer Real Estate Services
(814) 460-2000
Listed By:
Sherry Bauer · License #RM422666
(814) 460-2000
Source:
Exprealty
Added: May 28
Changed: Aug 25
Last Checked: Aug 26 at 12:46PM
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 SBRE - Sherry Bauer Real Estate Services
Investment Insights
Based on property information with market context.
This for-sale commercial package includes six buildings on two parcels totaling 5.8± acres, offering a mix of showroom, shop, and warehouse space. The property features clear-height ranges from 16’ to 29’6” across multiple buildings, along with nine large drive-in overhead doors to support movement of equipment and materials. Existing improvements include built-in office and restroom areas, plus a sawdust fired kiln and sawmill-related boiler/kiln facility. Additional structures include a 3-sided storage metal shed with a concrete floor and a separate storage building, complemented by a partially fenced yard and a loading dock platform for deliveries.
The site has approximately 921’ of frontage along Perry Highway / Route 97 and is described as located in the tri-state area, approximately 4.2 miles from I-90 and 8.2 miles from I-79. Utilities include a 400 Amp, 480V, 3 Phase electrical service with a step down transformer, along with a private well and septic system; public water is available at the street.
Zoned Corridor Commercial in Summit Township, the property lists permitted uses that include retail and warehousing, self-storage, auto/boat/mobile home sales, auto services, business services, commercial recreation, and an impound lot, among others. The configuration—showroom/warehouse, shop/sawmill, high-clearance warehouses, and storage—supports tenants or owners seeking a flexible footprint for commercial and industrial operations.
The site has approximately 921’ of frontage along Perry Highway / Route 97 and is described as located in the tri-state area, approximately 4.2 miles from I-90 and 8.2 miles from I-79. Utilities include a 400 Amp, 480V, 3 Phase electrical service with a step down transformer, along with a private well and septic system; public water is available at the street.
Zoned Corridor Commercial in Summit Township, the property lists permitted uses that include retail and warehousing, self-storage, auto/boat/mobile home sales, auto services, business services, commercial recreation, and an impound lot, among others. The configuration—showroom/warehouse, shop/sawmill, high-clearance warehouses, and storage—supports tenants or owners seeking a flexible footprint for commercial and industrial operations.
Key Highlights
- Six‑building commercial package totaling 32,517± SF on 5.8± acres with 921’ frontage along Perry Highway/Route 97.
- Owner‑operated sawmill setup includes retail showroom, warehouses, and a sawdust‑fired kiln.
- Multiple drive‑in overhead doors: nine total across the buildings for loading and flexible operations.
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
$177,178
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
8.88%
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%
$3,543,560
$3.5M
Cap Rate 7%
$2,531,114
$2.5M
Cap Rate 9%
$1,968,644
$2.0M
Market Conditions
NOI Build-Up for 32,517 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
$288.8K $8.88/SF
− Vacancy
−$16.2K −$0.50/SF
EGI
$272.6K $8.38/SF
− OpEx
−$95.4K −$2.93/SF
NOI
$177.2K $5.45/SF
Area
Erie County, PA
Vacancy
5.60%
Lease Rate
$8.88 /SF/Yr
Expense Ratio
35.00%
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%
$3,543,560
Cap Rate 7%
$2,531,114
Cap Rate 9%
$1,968,644
Alternative Uses
Best Use
Retail
$5.24M
$4.58M – $6.11M
NOI $366,694 @ 7.0% cap · market cap 18.38%
Second Best
Self Storage
$4.58M
$4.01M – $5.35M
NOI $320,943 @ 7.0% cap · market cap 16.09%
Theoretical Best
Office A
$8.07M
$7.06M – $9.41M
NOI $564,703 @ 7.0% cap · market cap 28.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
29 ft
Clear height
9
Drive-in doors
Turnkey business
Opportunity
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16441, PA
10,240
Population
4,173
Households
2.5
Avg Household Size
44
Median Age
23%
College-Educated
95%
High-School Grad
110.2 sq mi
ZIP Area
93
Density / Sq Mi
$78,367
Median Household Income
$42,202
Median Earnings
$950
Median Rent
$219,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Six-building commercial package with drive-in access, showroom space, and flexible zoning for varied industrial or retail uses.
Where is this flex space located?
The property is located at 9711 Perry Hwy Waterford, PA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Six‑building commercial package totaling 32,517± SF on 5.8± acres with 921’ frontage along Perry Highway/Route 97.; Owner‑operated sawmill setup includes retail showroom, warehouses, and a sawdust‑fired kiln.; Multiple drive‑in overhead doors: nine total across the buildings for loading and flexible operations.
