Single-Story Religious
For Sale
$495,000
9 EISENHOWER Boulevard, Lancaster, PA 17603
Commercial Sale, LANCASTER, PA
Property Size1,976 SF
Lot Size0.30 Acres
Price / SF$250.51
Days on Market91
Property Features for 9 EISENHOWER Boulevard
General Information
Property type
Other
Property subtype
Retail
Parking
10
Parking features
Parking Lot
Elementary school district
HEMPFIELD
Middle school district
HEMPFIELD
High school district
HEMPFIELD
Standard status
Active
Lot size
0.30 Acres
Taxes and HOA fees
Tax Annual Amount
6659
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Building Details
Year built
1967
Building materials
Vinyl Siding
Listing Agency:
Bennett Williams Realty, Inc.
(717) 843-5555
Listed By:
Joshua Miller · License #RS365967
(717) 383-6647
Added: Jun 10
Changed: Sep 5
Last Checked: Sep 8 at 9:06AM
MLS# PALA2089940
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.
Investment Insights
Based on property information with market context.
This single-story commercial property contains 1,976 SF on approximately 0.30 acres. Constructed in 1967, the building has vinyl siding, heat-pump heating, central air, and an on-site parking lot. Its standalone layout supports use by a church congregation or a small office user, subject to applicable requirements.
Located in East Hempfield Township, the property is positioned along an established commercial corridor and is zoned CBC. The zoning designation permits a broad range of commercial uses. The property is offered for owner-occupant purchase, with adjacent parcels available separately or in combination, including a 0.41-acre parking lot and a 1,935 Columbia Ave commercial building on 0.42 acres. Combined land area ranges from approximately 0.71 acres to 1.13 acres, depending on the parcels acquired.
Located in East Hempfield Township, the property is positioned along an established commercial corridor and is zoned CBC. The zoning designation permits a broad range of commercial uses. The property is offered for owner-occupant purchase, with adjacent parcels available separately or in combination, including a 0.41-acre parking lot and a 1,935 Columbia Ave commercial building on 0.42 acres. Combined land area ranges from approximately 0.71 acres to 1.13 acres, depending on the parcels acquired.
Key Highlights
- 1,976 SF single‑story commercial building
- Approximately 0.30 acres in East Hempfield Township
- CBC zoning supports a broad range of commercial uses
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
$32,714
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
6.61%
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%
$654,280
$654.3K
Cap Rate 7%
$467,343
$467.3K
Cap Rate 9%
$363,489
$363.5K
Market Conditions
NOI Build-Up for 1,976 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
$50.7K $25.68/SF
− Vacancy
−$7.1K −$3.61/SF
EGI
$43.6K $22.07/SF
− OpEx
−$10.9K −$5.52/SF
NOI
$32.7K $16.56/SF
Area
Lancaster County, PA
Vacancy
14.04%
Lease Rate
$25.68 /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%
$654,280
Cap Rate 7%
$467,343
Cap Rate 9%
$363,489
Alternative Uses
Best Use
Office B
$467.3K
$408.9K – $545.2K
NOI $32,714 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$662.2K
$579.4K – $772.5K
NOI $46,352 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
990
Businesses Nearby
Explore this area
Business Placement
Demographics for 17603, PA
66,739
Population
28,142
Households
2.4
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
30.0 sq mi
ZIP Area
2,225
Density / Sq Mi
$77,156
Median Household Income
$40,043
Median Earnings
$1,265
Median Rent
$244,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Church & religious facility - Standalone commercial building with parking, central air, and CBC zoning in East Hempfield Township.
Where is this church & religious facility located?
The property is located at 9 EISENHOWER Boulevard Lancaster, PA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 1,976 SF single‑story commercial building; Approximately 0.30 acres in East Hempfield Township; CBC zoning supports a broad range of commercial uses
