Prime Commercial Land
For Sale
$899,000
Pending
1832 W Trindle Rd, Carlisle, PA 17013
1.85 acres with office/garage, ideal for retail or warehousing.
Property Size3,000 SF
Lot Size1.85 Acres
Days on Market198
Property Features for 1832 W Trindle Rd
General Information
Standard status
Pending
Size
3,000 SF
Lot size
1.85 Acres
Taxes and HOA fees
Annual Taxes
$6,511
Listing Agency:
Coldwell Banker Realty
(717) 542-2428
Listed By:
Francesco Joseph Messina
(717) 542-2428
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 8 at 1:11PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This commercial property offers a prime opportunity with 1.85 acres available. It is positioned in a desirable location with direct visibility from Interstate 81. The property consists of two parcels and includes a 3,000-square-foot office and garage facility, suitable for various commercial needs. The location is just minutes from major shopping centers, golf courses, and healthcare facilities. Potential uses include convenience stores, retail establishments, food chains, restaurants, showrooms for home improvement companies, storage, small manufacturing facilities, or warehousing. The property offers accessibility and high traffic exposure, making it suitable for businesses seeking prominence and convenience. It is located on W. Trindle Rd in Carlisle, PA.
Key Highlights
- Direct visibility from Interstate 81.
- Located on W. Trindle Rd. in a highly desirable location.
- 1.85 acres consisting of two parcels.
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
$38,111
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
4.24%
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%
$762,220
$762.2K
Cap Rate 7%
$544,443
$544.4K
Cap Rate 9%
$423,456
$423.5K
Market Conditions
NOI Build-Up for 3,000 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
$54.0K $18.00/SF
− Vacancy
−$3.2K −$1.06/SF
EGI
$50.8K $16.94/SF
− OpEx
−$12.7K −$4.23/SF
NOI
$38.1K $12.70/SF
Area
Cumberland County, PA
Vacancy
5.90%
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%
$762,220
Cap Rate 7%
$544,443
Cap Rate 9%
$423,456
Alternative Uses
Best Use
Office B
$544.4K
$476.4K – $635.2K
NOI $38,111 @ 7.0% cap · market cap 4.24%
Second Best
Retail
$412.6K
$361.0K – $481.3K
NOI $28,879 @ 7.0% cap · market cap 3.21%
Theoretical Best
Office A
$696.9K
$609.8K – $813.0K
NOI $48,781 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
609
Businesses Nearby
Explore this area
Business Placement
Demographics for 17013, PA
36,578
Population
16,065
Households
2.3
Avg Household Size
39
Median Age
34%
College-Educated
93%
High-School Grad
39.2 sq mi
ZIP Area
933
Density / Sq Mi
$68,150
Median Household Income
$36,336
Median Earnings
$1,018
Median Rent
$221,800
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?
Commercial land - 1.85 acres with office/garage, ideal for retail or warehousing.
Where is this commercial land located?
The property is located at 1832 W Trindle Rd Carlisle, PA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Direct visibility from Interstate 81.; Located on W. Trindle Rd. in a highly desirable location.; 1.85 acres consisting of two parcels.
