Updated Storefront With
For Sale
$265,000
2260 CARLISLE ROAD, York, PA 17408
The property offers on-site parking, a large garage, and existing sign posts.
Property Size3,008 SF
Price / SF$88.10
Days on Market8
Property Features for 2260 CARLISLE ROAD
General Information
Standard status
Active
Size
3,008 SF
Total Parking Spaces
2
Property subtype
Commercial
Additional Details
Road Access
Yes
Amenities
on-site parking
large 2-car garage
Building Details
Year Built
1951
Listing Agency:
Inch & Co. Real Estate, LLC
(717) 880-9767
Listed By:
Tate J Kibler · License #RS374236
(717) 880-9767
Source:
Cummingsrealtors
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 11 at 6:23AM
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 Inch & Co. Real Estate, LLC
Investment Insights
Based on property information with market context.
This 3,008-square-foot storefront property was built in 1951 and has been newly updated. On-site parking and a large two-car garage provide additional functional space, with the garage identified for storage use. Existing sign posts are also in place for business identification.
Located at 2260 Carlisle Road in York, Pennsylvania, the property fronts Carlisle Road, also designated Route 74, with exposure to local traffic. Potential applications identified for the property include medical use, professional office, boutique retail, and service-based business operations. The combination of storefront space, parking, garage storage, and established signage infrastructure supports a range of customer-facing commercial uses.
Located at 2260 Carlisle Road in York, Pennsylvania, the property fronts Carlisle Road, also designated Route 74, with exposure to local traffic. Potential applications identified for the property include medical use, professional office, boutique retail, and service-based business operations. The combination of storefront space, parking, garage storage, and established signage infrastructure supports a range of customer-facing commercial uses.
Key Highlights
- 3,008‑square‑foot storefront property
- Newly updated building constructed in 1951
- On‑site parking included
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
$14,925
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
5.63%
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%
$298,500
$298.5K
Cap Rate 7%
$213,214
$213.2K
Cap Rate 9%
$165,833
$165.8K
Market Conditions
NOI Build-Up for 3,008 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
$26.4K $8.76/SF
− Vacancy
−$1.5K −$0.49/SF
EGI
$24.9K $8.27/SF
− OpEx
−$9.9K −$3.31/SF
NOI
$14.9K $4.96/SF
Area
York County, PA
Vacancy
5.60%
Lease Rate
$8.76 /SF/Yr
Expense Ratio
40.00%
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%
$298,500
Cap Rate 7%
$213,214
Cap Rate 9%
$165,833
Alternative Uses
Best Use
Office B
$685.1K
$599.5K – $799.3K
NOI $47,956 @ 7.0% cap · market cap 18.10%
Second Best
Retail
$512.7K
$448.7K – $598.2K
NOI $35,892 @ 7.0% cap · market cap 13.54%
Theoretical Best
Office A
$870.9K
$762.1K – $1.02M
NOI $60,964 @ 7.0% cap · market cap 23.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17408, PA
24,187
Population
10,294
Households
2.3
Avg Household Size
46
Median Age
28%
College-Educated
96%
High-School Grad
26.8 sq mi
ZIP Area
903
Density / Sq Mi
$87,044
Median Household Income
$47,900
Median Earnings
$1,539
Median Rent
$240,000
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?
Storefront property - The property offers on-site parking, a large garage, and existing sign posts.
Where is this storefront property located?
The property is located at 2260 CARLISLE ROAD York, PA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: 3,008‑square‑foot storefront property; Newly updated building constructed in 1951; On‑site parking included
