Walgreens Drug Store with NNN
For Sale
Contact for pricing
3180 Carlisle Road, Dover, PA 17315
Drug store with an absolute NNN lease at a signalized intersection.
Property Size14,820 SF
Lot Size2.13 Acres
Price / SF$283.40
Days on Market123
Property Features for 3180 Carlisle Road
General Information
Standard status
Active
Size
14,820 SF
Lot size
2.13 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$420,000
Site & Location
Traffic Count
27,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2006
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
CBRE - Philadelphia Suburban
(484) 567-2340
Listed By:
Matthew Gorman · License #PA RS287470
Source:
Crexi
Added: Apr 29
Changed: Aug 29
Last Checked: Aug 29 at 1:07PM
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 CBRE - Philadelphia Suburban
Investment Insights
Based on property information with market context.
This 14,820-square-foot drug store was built in 2006 and is occupied by Walgreens through Walgreen Eastern Co., Inc. The property is held in fee simple and operates under an absolute NNN lease, with no landlord responsibility for maintenance or capital expenditures. The 25-year lease has approximately five years remaining and includes nine additional five-year renewal/termination options.
The building sits on a 2.13-acre parcel at the signalized intersection of Carlisle Road and Davidsburg Road, with multiple access points and combined traffic counts exceeding 27,000 vehicles per day. Carlisle Road connects Dover and York and includes national and regional retailers such as Starbucks, Royal Farms, McDonald's, CVS, Wawa, Weis Markets, AutoZone, and Advance Auto Parts. The property is approximately six miles from downtown York and near Route 30 and Interstate 83.
The surrounding trade area includes 90,242 residents within five miles and an average household income of $111,571 within three miles.
The building sits on a 2.13-acre parcel at the signalized intersection of Carlisle Road and Davidsburg Road, with multiple access points and combined traffic counts exceeding 27,000 vehicles per day. Carlisle Road connects Dover and York and includes national and regional retailers such as Starbucks, Royal Farms, McDonald's, CVS, Wawa, Weis Markets, AutoZone, and Advance Auto Parts. The property is approximately six miles from downtown York and near Route 30 and Interstate 83.
The surrounding trade area includes 90,242 residents within five miles and an average household income of $111,571 within three miles.
Key Highlights
- 14,820‑square‑foot drug store built in 2006
- Walgreens occupancy through Walgreen Eastern Co., Inc.
- Absolute NNN lease with approximately five years remaining
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
$176,835
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
4.21%
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%
$3,536,700
$3.5M
Cap Rate 7%
$2,526,214
$2.5M
Cap Rate 9%
$1,964,833
$2.0M
Market Conditions
NOI Build-Up for 14,820 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
$266.8K $18.00/SF
− Vacancy
−$14.1K −$0.95/SF
EGI
$252.6K $17.05/SF
− OpEx
−$75.8K −$5.11/SF
NOI
$176.8K $11.93/SF
Area
York County, PA
Vacancy
5.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,536,700
Cap Rate 7%
$2,526,214
Cap Rate 9%
$1,964,833
Alternative Uses
Best Use
Retail
$2.53M
$2.21M – $2.95M
NOI $176,835 @ 7.0% cap · market cap 4.21%
Second Best
Specialty Retail
$1.32M
$1.15M – $1.54M
NOI $92,207 @ 7.0% cap · market cap 2.20%
Theoretical Best
Office A
$4.29M
$3.75M – $5.01M
NOI $300,364 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
27,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
77k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 58%
Shops & Services 42%
McDonald's
Dining
25,781 visits/mo
0.3 miles
Royal Farms
Shops & Services
24,211 visits/mo
0.3 miles
Starbucks
Dining
12,432 visits/mo
0.2 miles
Advance Auto Parts
Shops & Services
3,313 visits/mo
0.4 miles
Sal's Pizza
Dining
3,041 visits/mo
0.3 miles
Demographics for 17315, PA
26,317
Population
11,442
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
92%
High-School Grad
58.1 sq mi
ZIP Area
453
Density / Sq Mi
$81,058
Median Household Income
$47,933
Median Earnings
$1,189
Median Rent
$222,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Weis Pharmacy — 2850 Carlisle Rd, Dover, PA 17315
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- Jun Xia, Pharm — 2901 Carlisle Rd, Dover, PA 17315
- Rite Aid Pharmacy — 2901 Carlisle Rd, Dover, PA 17315
Frequently Asked Questions
What type of property is this?
Drug store - Drug store with an absolute NNN lease at a signalized intersection.
Where is this drug store located?
The property is located at 3180 Carlisle Road Dover, PA.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: 14,820‑square‑foot drug store built in 2006; Walgreens occupancy through Walgreen Eastern Co., Inc.; Absolute NNN lease with approximately five years remaining
