6-Suite Office
New
For Sale
$1,500,000
1400 Proline Pl, Gettysburg, PA 17325
Commercial complex with a mix of leased and vacant suites, plus access to Routes 30 and 15.
Property Size9,800 SF
Price / SF$153.06
Days on Market6
Property Features for 1400 Proline Pl
General Information
Standard status
Active
Size
9,800 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
6
Building Details
Year Built
2007
Tenancy
Multi
Listing Agency:
Mountain Realty ERA Powered
Listed By:
Marshall L Miller, Pamela L Bowers
Source:
Tbhteam
Added: Aug 28
Changed: Sep 1
Last Checked: Sep 1 at 9:13PM
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 Mountain Realty ERA Powered
Investment Insights
Based on property information with market context.
This office condominium includes six suites totaling 9800 square feet in a 2007-built commercial complex. Four suites are leased, while two are vacant and available for owner occupancy or future leasing. The sale also places management of the Condominium Association with the new owner.
The property is located at 1400 Proline Pl in Gettysburg, within the Adams Commerce Center. Route 30 is nearby, with convenient connectivity to Route 15. Tenant-paid CAM covers taxes, insurance, lawn care, snow removal, roof maintenance, exterior lighting, and service for the complex air-conditioning units, along with additional common-area expenses.
The property is located at 1400 Proline Pl in Gettysburg, within the Adams Commerce Center. Route 30 is nearby, with convenient connectivity to Route 15. Tenant-paid CAM covers taxes, insurance, lawn care, snow removal, roof maintenance, exterior lighting, and service for the complex air-conditioning units, along with additional common-area expenses.
Key Highlights
- Six office suites included in the sale
- 9800 square feet in a building constructed in 2007
- Four suites are leased; two are vacant for occupancy or leasing
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
$105,840
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
7.06%
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%
$2,116,800
$2.1M
Cap Rate 7%
$1,512,000
$1.5M
Cap Rate 9%
$1,176,000
$1.2M
Market Conditions
NOI Build-Up for 9,800 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
$176.4K $18.00/SF
− Vacancy
−$35.3K −$3.60/SF
EGI
$141.1K $14.40/SF
− OpEx
−$35.3K −$3.60/SF
NOI
$105.8K $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%
$2,116,800
Cap Rate 7%
$1,512,000
Cap Rate 9%
$1,176,000
Alternative Uses
Best Use
Office B
$1.51M
$1.32M – $1.76M
NOI $105,840 @ 7.0% cap · market cap 7.06%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.80M
$1.58M – $2.11M
NOI $126,347 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
295
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?
Office units - Commercial complex with a mix of leased and vacant suites, plus access to Routes 30 and 15.
Where is this office units located?
The property is located at 1400 Proline Pl Gettysburg, PA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Six office suites included in the sale; 9800 square feet in a building constructed in 2007; Four suites are leased; two are vacant for occupancy or leasing
