Mixed-Use Property with On-Site
New
For Sale
$515,000
1055-1057 Lincoln Way East, Chambersburg, PA 17201
Two-level configuration combines ground-floor commercial space with flexible upper-floor residential or commercial use.
Property Size3,606 SF
Days on Market2
Property Features for 1055-1057 Lincoln Way East
General Information
Standard status
Active
Size
3,606 SF
Property subtype
Retail
Additional Details
Highway Access
Yes
Amenities
on-site parking
storage
Building Details
Building Size
3,606 SF
Year Built
1923
Stories
2
Listed By:
Bill Gladstone, CCIM, SIOR · License #PA #RS163443A
(717) 319-9022
Source:
Circommercial
Added: Sep 12
Last Checked: Sep 12 at 2:40PM
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 Bill Gladstone, CCIM, SIOR
Investment Insights
Based on property information with market context.
Built in 1923, this mixed-use property provides commercial or office space on the first floor and residential space above. The upper level may also accommodate additional commercial use, supporting a flexible configuration for different occupancy plans. On-site parking and storage further support day-to-day functionality.
The property is located at 1055-1057 Lincoln Way East in Chambersburg, with access to I-81 and downtown Chambersburg. Its combination of street-level commercial space, upper-floor flexibility, storage, and on-site parking creates a practical setting for an owner-user or investor seeking mixed-use space.
The property is located at 1055-1057 Lincoln Way East in Chambersburg, with access to I-81 and downtown Chambersburg. Its combination of street-level commercial space, upper-floor flexibility, storage, and on-site parking creates a practical setting for an owner-user or investor seeking mixed-use space.
Key Highlights
- First‑floor commercial or office space
- Second‑floor residential area can support additional commercial use
- On‑site parking included
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
$35,699
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
6.93%
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%
$713,980
$714.0K
Cap Rate 7%
$509,986
$510.0K
Cap Rate 9%
$396,656
$396.7K
Market Conditions
NOI Build-Up for 3,606 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
$64.9K $18.00/SF
− Vacancy
−$7.8K −$2.16/SF
EGI
$57.1K $15.84/SF
− OpEx
−$21.4K −$5.94/SF
NOI
$35.7K $9.90/SF
Area
Franklin County, PA
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$713,980
Cap Rate 7%
$509,986
Cap Rate 9%
$396,656
Alternative Uses
Best Use
Mixed Use
$510.0K
$446.2K – $595.0K
NOI $35,699 @ 7.0% cap · market cap 6.93%
Second Best
Retail
$484.1K
$423.6K – $564.8K
NOI $33,887 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$874.3K
$765.1K – $1.02M
NOI $61,204 @ 7.0% cap · market cap 11.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
960
Businesses Nearby
187k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 67%
Shops & Services 18%
Apparel 7%
Electronics 4%
McDonald's
Dining
33,074 visits/mo
0.1 miles
Texas Roadhouse
Dining
32,897 visits/mo
0.5 miles
Dollar Tree
Shops & Services
16,963 visits/mo
0.2 miles
Taco Bell
Dining
14,317 visits/mo
0.3 miles
Burger King
Dining
11,880 visits/mo
0.1 miles
Demographics for 17201, PA
27,556
Population
12,749
Households
2.2
Avg Household Size
39
Median Age
28%
College-Educated
91%
High-School Grad
19.1 sq mi
ZIP Area
1,443
Density / Sq Mi
$59,645
Median Household Income
$42,500
Median Earnings
$1,109
Median Rent
$206,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level configuration combines ground-floor commercial space with flexible upper-floor residential or commercial use.
Where is this mixed-use property located?
The property is located at 1055-1057 Lincoln Way East Chambersburg, PA.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: First‑floor commercial or office space; Second‑floor residential area can support additional commercial use; On‑site parking included
