Built-Out Retail
For Sale
$250,000
1400 PROLINE PL, Gettysburg, PA 17325
Commercial Sale - GETTYSBURG, PA
Property Size1,000 SF
Price / SF$250
Days on Market90
Property Features for 1400 PROLINE PL
General Information
Property type
Other
Property subtype
Retail
Parking
20
Parking features
Parking Lot
Elementary school district
GETTYSBURG AREA
Middle school district
GETTYSBURG AREA
High school district
GETTYSBURG AREA
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
2497
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
mowing
snow removal
Building Details
Year built
2007
Building materials
Brick
Listing Agency:
Iron Valley Real Estate of Central PA
(717) 344-5950
Listed By:
Melinda Weikert-Kauffman · License #RS284810
(717) 324-7320
Added: Jun 3
Changed: Aug 3
Last Checked: Aug 31 at 1:06AM
MLS# PAAD2023758
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,000-square-foot retail condominium occupies a professionally finished unit within an active mixed-use center. The space can be used in its current configuration or modified for office, store, or salon operations. Ownership extends to the interior area bounded by the unit walls, and the owner may establish operating hours independently.
The property is located 2 miles from Gettysburg town center and includes access to a shared parking lot. Exterior upkeep is handled by property management, including mowing and snow removal. The 2007 building features brick construction, forced-air heating, and central air conditioning.
The property is located 2 miles from Gettysburg town center and includes access to a shared parking lot. Exterior upkeep is handled by property management, including mowing and snow removal. The 2007 building features brick construction, forced-air heating, and central air conditioning.
Key Highlights
- 1,000 SF retail condominium in an active mixed‑use center
- Professionally built‑out interior ready for continued use or modification
- Suitable for office, store, or salon operations
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
$10,350
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
4.14%
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%
$207,000
$207.0K
Cap Rate 7%
$147,857
$147.9K
Cap Rate 9%
$115,000
$115.0K
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
−$1.4K −$1.44/SF
EGI
$16.6K $16.56/SF
− OpEx
−$6.2K −$6.21/SF
NOI
$10.4K $10.35/SF
Area
Adams County, PA
Vacancy
8.00%
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%
$207,000
Cap Rate 7%
$147,857
Cap Rate 9%
$115,000
Alternative Uses
Best Use
Mixed Use
$147.9K
$129.4K – $172.5K
NOI $10,350 @ 7.0% cap · market cap 4.14%
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
Property Profile
Current Use
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 Retail 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?
Retail space - Retail condo in a mixed-use center with flexible interior use.
Where is this retail space located?
The property is located at 1400 PROLINE PL 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 SF retail condominium in an active mixed‑use center; Professionally built‑out interior ready for continued use or modification; Suitable for office, store, or salon operations
