Medical Office Building with
For Sale
$799,000
104 Erford Rd, Camp Hill, PA 17011
Two-floor medical office configuration with accessible entrances, extensive parking, and recently installed roofing.
Property Size6,257 SF
Price / SF$127.70
Days on Market14
Property Features for 104 Erford Rd
General Information
Standard status
Active
Size
6,257 SF
Elevators
Yes
Building Details
Year Built
1970
Buildings
1
Stories
2
Listing Agency:
RSR, REALTORS, LLC
(717) 343-8909
Listed By:
GARRETT ROTHMAN · License #RM422611
Source:
Soldbypattie
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 29 at 4:19PM
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 RSR, REALTORS, LLC
Investment Insights
Based on property information with market context.
This 6,257-square-foot medical office building is arranged across two floors with separate entrances for each level. Both floors include a waiting room with reception desk, 7 exam rooms, 4 restrooms, storage rooms, tech stations, and back-office areas. An elevator serves the building, and both floors are handicap accessible. The property was built in 1970 and has a brand-new roof installation.
The building is located in Camp Hill near Holy Spirit Hospital, a large office park, and new retail and office redevelopment projects. On-site parking includes 55+ spaces. The layout can accommodate single-tenant or multi-tenant occupancy, subject to the applicable requirements.
The building is located in Camp Hill near Holy Spirit Hospital, a large office park, and new retail and office redevelopment projects. On-site parking includes 55+ spaces. The layout can accommodate single-tenant or multi-tenant occupancy, subject to the applicable requirements.
Key Highlights
- 6,257 SF medical office building arranged across two floors
- Each floor includes 7 exam rooms, 4 restrooms, waiting and reception areas
- Separate entrances serve both floors
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
$63,589
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
7.96%
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%
$1,271,780
$1.3M
Cap Rate 7%
$908,414
$908.4K
Cap Rate 9%
$706,544
$706.5K
Market Conditions
NOI Build-Up for 6,257 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
$112.6K $18.00/SF
− Vacancy
−$6.6K −$1.06/SF
EGI
$106.0K $16.94/SF
− OpEx
−$42.4K −$6.78/SF
NOI
$63.6K $10.16/SF
Area
Cumberland County, PA
Vacancy
5.90%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,271,780
Cap Rate 7%
$908,414
Cap Rate 9%
$706,544
Alternative Uses
Best Use
Office B
$1.14M
$993.6K – $1.32M
NOI $79,486 @ 7.0% cap · market cap 9.95%
Second Best
Healthcare Medical
$908.4K
$794.9K – $1.06M
NOI $63,589 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$1.45M
$1.27M – $1.70M
NOI $101,742 @ 7.0% cap · market cap 12.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,105
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17011, PA
36,184
Population
14,999
Households
2.4
Avg Household Size
41
Median Age
44%
College-Educated
92%
High-School Grad
13.1 sq mi
ZIP Area
2,762
Density / Sq Mi
$88,889
Median Household Income
$52,518
Median Earnings
$1,270
Median Rent
$261,900
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?
Medical Office Space - Two-floor medical office configuration with accessible entrances, extensive parking, and recently installed roofing.
Where is this medical office space located?
The property is located at 104 Erford Rd Camp Hill, PA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 6,257 SF medical office building arranged across two floors; Each floor includes 7 exam rooms, 4 restrooms, waiting and reception areas; Separate entrances serve both floors
