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    Self-Sustaining Multi-Residence Estate Title is generated by Realmo AI

    1339 SPRUCE HILL Road, Port Royal, PA 17082

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    For Sale
    $1,300,000

    MULTI_FAMILY - Rambler - PORT ROYAL, PA

    Property size:
    1,152 SF
    Lot size:
    43.28 Acres
    Price / SF:
    $1,128/SF
    Added:
    May 14, 2026
    Days on Market:
    23
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for 1339 SPRUCE HILL Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking
    18
    Parking features
    Driveway, Garage - Detached, Fenced, Parking Lot
    Interior features
    Attic, Ceiling Fan(s), Floor Plan - Open, Stove - Wood
    Standard status
    Active
    Size
    1,152 SF
    Lot size
    43.28 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5980

    Utilities

    Heating system
    Baseboard, Electric (Heating), Wood
    Cooling system
    Central Air

    Building Details

    Year built
    1996
    Number of units
    3
    Building materials
    Metal Siding
    Architectural style
    Rambler

    We can help!

    Listing Contact
    JOSHUA FULTZ
    JOSHUA FULTZ

    Listing agent JOSHUA FULTZ License #RS336908

    Listing office Jack Gaughen Network Services Hower & Associates 24052 Route 35 N, Mifflintown, PA

    Listing date May 14, 2026

    MLS# PAJT2012802 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 43+/- acre self‑sustaining estate with 13 maintenance‑free buildings connected via conduit, all air‑conditioned and heated with four redundant systems.
    • Power and off‑grid systems include two solar arrays, a 16 kW propane generator, 2,000‑gallon tank farm, and approx. 1,000 gallons of diesel storage with electric pumps.
    • Water and waste support: three wells (one pneumatic, two electric) and two approved septic systems.
    • Multiple fully heated residences and guest quarters, including the owner's house plus two apartments, each with washers and dryers.
    • On‑site security and connectivity: electric gated entrance and closed‑circuit video system with remote access, plus three antenna arrays and commercial phone system.
    • Outdoor amenities: two electrified pastures, a 100‑yard rifle range, and a 5,000 SF fenced garden with a frost‑free hydrant.

    Overview

    Set on 43+/- acres in Port Royal, this self-sustaining estate includes three houses and 13 maintenance-free buildings, all connected via conduit and designed for year-round comfort. The campus supports fully heated and air-conditioned living quarters, including the owner’s house plus two additional apartments with in-unit washers and dryers. Supporting structures include a two-story playhouse with solar lighting, a bath house for campers and guests, a high-ceiling workshop with four full bays and an indoor four-season wash bay, and a multi-level barn with electric doors, baths, washers and dryers. Additional improvements include a cart shed, bike shed, an eight-bay run-in shed with four lockable bays, a covered gazebo, a woodshed holding approximately 10 cords of seasoned wood, and an equipment shed.

    Access is via an electric gated entrance with paved driveways and groomed cart paths. On-site utilities and off-grid systems include two solar arrays, a 16 kW propane generator, a 2,000-gallon tank farm, and approximately 1,000 gallons of diesel storage with electric pumps. Water is supported by three wells (one pneumatic and two electric), with two approved septic systems. Outdoor features include two electrified pastures, a groomed camping area with two camper sites, an indoor-outdoor garden area with a fenced 5,000 sq. ft. setup and a frost-free hydrant, and additional recreational components such as an approximately 100-yard rifle range and a quarry with stockpile.

    This property is well suited for owners seeking a private compound with multiple fully equipped living areas and substantial on-site operational space. The combination of indoor parking for over 20 cars, dedicated wash facilities, and extensive storage and workshop capacity supports a range of recreational and guest-focused use cases while maintaining year-round livability across the campus.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Auto Repair Shop Gym & Fitness Center (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Port Royal
    County
    Juniata
    State
    Pennsylvania
    Longitude
    -77.46268339
    Latitude
    40.48385806

    Nearby Similar for Sale

    • $1,300,000
      1,152 SF

      Self-Sustaining Estate with Modern Amenities

      43-acre estate with off-grid capabilities, multiple residences, and recreational amenities.
      1339 Spruce Hill Road, Port Royal, PA 17082
      View Details
    • $99,900
      1,176 SF

      Retail Space on Market Street

      Upgraded retail space suitable for entrepreneurs or investment.
      302 MARKET STREET, PORT ROYAL, PA 17082
      View Details

    FAQs

    What type of property is this?
    Farm - Multi-building estate with heated and cooled residences plus extensive workshops and outdoor amenities on electrified pastures.
    Where is this farm located?
    The property is located at 1339 SPRUCE HILL Road Port Royal, PA.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: 43+/- acre self‑sustaining estate with 13 maintenance‑free buildings connected via conduit, all air‑conditioned and heated with four redundant systems.; Power and off‑grid systems include two solar arrays, a 16 kW propane generator, 2,000‑gallon tank farm, and approx. 1,000 gallons of diesel storage with electric pumps.; Water and waste support: three wells (one pneumatic, two electric) and two approved septic systems.
    (717) 348-1278
    We can help!
    Listing Contact
    JOSHUA FULTZ
    JOSHUA FULTZ
    Real Estate License ID: RS336908
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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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    1339 SPRUCE HILL Road, PORT ROYAL, PA 17082
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