Two-Story Multi-Tenant Office
For Sale
$1,690,000
1 Kacey Court, Mechanicsburg, PA 17055
Two-story masonry office building with a full first-floor suite and four second-floor suites, renovated interiors, and heated sidewalk entry.
Property Size9,456 SF
Days on Market98
Property Features for 1 Kacey Court
General Information
Standard status
Active
Size
9,456 SF
Class
A
Property subtype
Office
Building Details
Building Size
9,456 SF
Year Built
1998
Listing Agency:
NAI CIR
Listed By:
Daniel J. Alderman · License #PA #RS134079A
(717) 579-2052
Source:
Naiglobal
Added: Jun 2
Changed: Sep 4
Last Checked: Sep 7 at 7:24AM
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 NAI CIR
Investment Insights
Based on property information with market context.
Beautiful masonry two-story multi-tenant office building with a large first-floor office suite totaling 5,216 SF. The second floor contains four separate suites sized 948 SF, 716 SF, 243 SF, and 1,150 SF.
Operable windows are throughout the building, and there is a heated sidewalk at the entrance. Recent renovations include updates to the kitchen, restrooms, flooring, and paint.
The property will be vacant at settlement, with the current tenant lease expiring August 31, 2026 except for Suite 202 (375 SF), which is leased through April 2027.
Operable windows are throughout the building, and there is a heated sidewalk at the entrance. Recent renovations include updates to the kitchen, restrooms, flooring, and paint.
The property will be vacant at settlement, with the current tenant lease expiring August 31, 2026 except for Suite 202 (375 SF), which is leased through April 2027.
Key Highlights
- Two‑story masonry multi‑tenant office building built in 1998 with 9,456 SF total space
- First floor offers a 5,216 SF office suite for an owner occupant
- Second floor has four suites: 948 SF, 716 SF, 243 SF, and 1,150 SF
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
$120,124
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
7.11%
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%
$2,402,480
$2.4M
Cap Rate 7%
$1,716,057
$1.7M
Cap Rate 9%
$1,334,711
$1.3M
Market Conditions
NOI Build-Up for 9,456 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
$170.2K $18.00/SF
− Vacancy
−$10.0K −$1.06/SF
EGI
$160.2K $16.94/SF
− OpEx
−$40.0K −$4.23/SF
NOI
$120.1K $12.70/SF
Area
Cumberland County, PA
Vacancy
5.90%
Lease Rate
$18.00 /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%
$2,402,480
Cap Rate 7%
$1,716,057
Cap Rate 9%
$1,334,711
Alternative Uses
Best Use
Office B
$1.72M
$1.50M – $2.00M
NOI $120,124 @ 7.0% cap · market cap 7.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.20M
$1.92M – $2.56M
NOI $153,759 @ 7.0% cap · market cap 9.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
282
Businesses Nearby
Explore this area
Business Placement
Demographics for 17055, PA
40,353
Population
18,994
Households
2.1
Avg Household Size
42
Median Age
47%
College-Educated
97%
High-School Grad
39.2 sq mi
ZIP Area
1,029
Density / Sq Mi
$95,542
Median Household Income
$55,923
Median Earnings
$1,320
Median Rent
$266,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-story masonry office building with a full first-floor suite and four second-floor suites, renovated interiors, and heated sidewalk entry.
Where is this office building located?
The property is located at 1 Kacey Court Mechanicsburg, PA.
What is the asking price?
The asking price for this property is $1,690,000.
What are key features of this property?
This property features: Two‑story masonry multi‑tenant office building built in 1998 with 9,456 SF total space; First floor offers a 5,216 SF office suite for an owner occupant; Second floor has four suites: 948 SF, 716 SF, 243 SF, and 1,150 SF
