Restaurant and Hotel Rooms For
For Sale
Contact for pricing
1582 Holly Pike, Carlisle, PA
Restaurant with hotel rooms on two acres available for sale.
Property Size8,064 SF
Lot Size1.73 Acres
Price / SF$155.01
Days on Market711
Property Features for 1582 Holly Pike
General Information
Standard status
Active
Size
8,064 SF
Lot size
1.73 Acres
Property subtype
RETAIL
Listing Agency:
NAI CIR | Lemoyne
(717) 439-9453
Listed By:
Nik Sgagias · License #AB069294
(717) 439-9453
Source:
Moodyscre
Added: Aug 29, 2024
Changed: Aug 8
Last Checked: Aug 8 at 5:04AM
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 NAI CIR | Lemoyne
Investment Insights
Based on property information with market context.
This is an opportunity to acquire an established restaurant with a liquor license in the Carlisle area. The sale includes an 8,064 square foot property situated on two acres. The property features a 4,250 square foot restaurant space and a separate structure containing 13 hotel rooms, which provide additional weekly income. All furniture, fixtures, and equipment, as well as a Cumberland County "H" License, are included in the sale. The property is located 10 minutes from Interstate 81 and the Pennsylvania Turnpike.
Key Highlights
- Established, successful restaurant with liquor license in the Carlisle area.
- Includes an 8,064 SF property on two acres featuring a 4,250 SF restaurant space.
- Separate structure with 13 hotel rooms provides additional income.
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
$83,172
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
6.65%
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%
$1,663,440
$1.7M
Cap Rate 7%
$1,188,171
$1.2M
Cap Rate 9%
$924,133
$924.1K
Market Conditions
NOI Build-Up for 8,064 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
$116.1K $14.40/SF
− Vacancy
−$5.2K −$0.65/SF
EGI
$110.9K $13.75/SF
− OpEx
−$27.7K −$3.44/SF
NOI
$83.2K $10.31/SF
Area
Cumberland County, PA
Vacancy
4.50%
Lease Rate
$14.40 /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%
$1,663,440
Cap Rate 7%
$1,188,171
Cap Rate 9%
$924,133
Alternative Uses
Best Use
Specialty Retail
$1.19M
$1.04M – $1.39M
NOI $83,172 @ 7.0% cap · market cap 6.65%
Second Best
Retail
$1.11M
$970.3K – $1.29M
NOI $77,627 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$1.87M
$1.64M – $2.19M
NOI $131,125 @ 7.0% cap · market cap 10.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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?
Restaurant - Restaurant with hotel rooms on two acres available for sale.
Where is this restaurant located?
The property is located at 1582 Holly Pike Carlisle, 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: Established, successful restaurant with liquor license in the Carlisle area.; Includes an 8,064 SF property on two acres featuring a 4,250 SF restaurant space.; Separate structure with 13 hotel rooms provides additional income.
