Single-Tenant Office
For Sale
Contact for pricing
Pending
1135 West Governor Road, Hummelstown, PA 17036
Functional office building with private offices, central forced air HVAC, and 28 on-site parking spaces.
Property Size3,700 SF
Lot Size0.76 Acres
Days on Market56
Property Features for 1135 West Governor Road
General Information
Standard status
Pending
Size
3,700 SF
Total Parking Spaces
28
Lot size
0.76 Acres
Property subtype
Retail, Office
Zoning
Neighborhood Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1970
Tenancy
Single
Listing Agency:
Campbell Commercial Partners
(717) 737-6161
Listed By:
Jessica Gasper · License #PA AB069596
Source:
Crexi
Added: Jun 15
Changed: Aug 8
Last Checked: Jun 20 at 2:56AM
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 Campbell Commercial Partners
Investment Insights
Based on property information with market context.
This 3,700 +/- SF single-tenant office building is designed for day-to-day professional use, with a functional interior layout that includes multiple private offices. The property has three restrooms and central forced air HVAC to support year-round comfort. Ample on-site parking is available, and the configuration is well-suited for medical, professional, or administrative operations that need a straightforward, private-office environment.
The building is located at 1135 West Governor Road in Hummelstown, PA, with immediate access to Routes 322 and 422. It sits directly across from Penn State Health Milton S. Hershey Medical Center, placing it near major medical and professional activity. The setting also supports access to retail amenities in the surrounding area.
For buyers and tenants, the combination of private-office space, on-site parking, and proximity to a major healthcare employer makes the property practical for teams seeking an established office format rather than an open-plan arrangement. Availability includes immediate occupancy, allowing qualified users to move in without delay while leveraging the building’s existing layout and utility systems.
The building is located at 1135 West Governor Road in Hummelstown, PA, with immediate access to Routes 322 and 422. It sits directly across from Penn State Health Milton S. Hershey Medical Center, placing it near major medical and professional activity. The setting also supports access to retail amenities in the surrounding area.
For buyers and tenants, the combination of private-office space, on-site parking, and proximity to a major healthcare employer makes the property practical for teams seeking an established office format rather than an open-plan arrangement. Availability includes immediate occupancy, allowing qualified users to move in without delay while leveraging the building’s existing layout and utility systems.
Key Highlights
- 3,700 +/- SF single‑tenant office building with a functional layout and multiple private offices
- 28 on‑site parking spaces and immediate access to Routes 322 and 422
- 0.76 +/- acres with central forced air HVAC
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
$47,547
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
3.80%
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%
$950,940
$950.9K
Cap Rate 7%
$679,243
$679.2K
Cap Rate 9%
$528,300
$528.3K
Market Conditions
NOI Build-Up for 3,700 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
$74.1K $20.04/SF
− Vacancy
−$10.8K −$2.91/SF
EGI
$63.4K $17.13/SF
− OpEx
−$15.8K −$4.28/SF
NOI
$47.5K $12.85/SF
Area
Dauphin County, PA
Vacancy
14.50%
Lease Rate
$20.04 /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%
$950,940
Cap Rate 7%
$679,243
Cap Rate 9%
$528,300
Alternative Uses
Best Use
Healthcare Medical
$6.48M
$5.67M – $7.56M
NOI $453,413 @ 7.0% cap · market cap 36.27%
Second Best
Office B
$679.2K
$594.3K – $792.5K
NOI $47,547 @ 7.0% cap · market cap 3.80%
Theoretical Best
Specialty Retail
$6.81M
$5.96M – $7.95M
NOI $477,023 @ 7.0% cap · market cap 38.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,210
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 17036, PA
24,146
Population
9,812
Households
2.5
Avg Household Size
41
Median Age
60%
College-Educated
97%
High-School Grad
28.1 sq mi
ZIP Area
859
Density / Sq Mi
$105,043
Median Household Income
$60,004
Median Earnings
$1,362
Median Rent
$316,900
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 - Functional office building with private offices, central forced air HVAC, and 28 on-site parking spaces.
Where is this medical office space located?
The property is located at 1135 West Governor Road Hummelstown, PA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 3,700 +/- SF single‑tenant office building with a functional layout and multiple private offices; 28 on‑site parking spaces and immediate access to Routes 322 and 422; 0.76 +/- acres with central forced air HVAC
