Built-Out Retail
New
For Sale
$250,000
1400 PROLINE PL #400 400, Gettysburg, PA 17325
Interior-owned commercial unit in a newer mixed-use center with exterior maintenance handled by property management.
Property Size1,000 SF
Price / SF$250
Days on Market2
Property Features for 1400 PROLINE PL #400 400
General Information
Standard status
Active
Size
1,000 SF
Listing Agency:
Iron Valley Real Estate of Central PA
(717) 344-5950
Listed By:
Melinda Weikert-Kauffman · License #RS284810
(717) 324-7320
Source:
Sandrasellstheshore
Added: Sep 7
Last Checked: Sep 8 at 8:58AM
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 Iron Valley Real Estate of Central PA
Investment Insights
Based on property information with market context.
This 1,000-square-foot retail condominium is located within a newer mixed-use center and includes a professionally completed interior build-out. Ownership extends to the space within the unit’s walls, allowing the owner to operate on a self-directed schedule and adapt the interior as needed. The layout can support retail, office, or salon use based on the stated property features.
The property is approximately 2 miles from Gettysburg town center. Property management maintains the exterior, including mowing and snow removal, reducing the owner’s responsibility for those services.
The property is approximately 2 miles from Gettysburg town center. Property management maintains the exterior, including mowing and snow removal, reducing the owner’s responsibility for those services.
Key Highlights
- 1,000‑square‑foot retail condominium
- Professionally completed interior build‑out
- Ownership includes the space within the unit’s walls
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
$10,800
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
4.32%
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%
$216,000
$216.0K
Cap Rate 7%
$154,286
$154.3K
Cap Rate 9%
$120,000
$120.0K
Market Conditions
NOI Build-Up for 1,000 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
$18.0K $18.00/SF
− Vacancy
−$3.6K −$3.60/SF
EGI
$14.4K $14.40/SF
− OpEx
−$3.6K −$3.60/SF
NOI
$10.8K $10.80/SF
Area
Adams County, PA
Vacancy
20.00%
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%
$216,000
Cap Rate 7%
$154,286
Cap Rate 9%
$120,000
Alternative Uses
Best Use
Office B
$154.3K
$135.0K – $180.0K
NOI $10,800 @ 7.0% cap · market cap 4.32%
Second Best
Retail
$143.3K
$125.4K – $167.1K
NOI $10,028 @ 7.0% cap · market cap 4.01%
Theoretical Best
Specialty Retail
$184.2K
$161.2K – $214.9K
NOI $12,893 @ 7.0% cap · market cap 5.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,631
Businesses Nearby
Explore this area
Business Placement
Demographics for 17325, PA
27,879
Population
12,021
Households
2.3
Avg Household Size
45
Median Age
34%
College-Educated
92%
High-School Grad
126.0 sq mi
ZIP Area
221
Density / Sq Mi
$79,351
Median Household Income
$32,633
Median Earnings
$956
Median Rent
$278,800
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?
Retail space - Interior-owned commercial unit in a newer mixed-use center with exterior maintenance handled by property management.
Where is this retail space located?
The property is located at 1400 PROLINE PL #400 400 Gettysburg, PA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,000‑square‑foot retail condominium; Professionally completed interior build‑out; Ownership includes the space within the unit’s walls
