Camp Hill Shopping Center For
For Sale
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3433 Simpson Ferry Rd, Camp Hill, PA 17011
Grocery-anchored shopping center in Camp Hill, Pennsylvania.
Property Size123,214 SF
Lot Size11.67 Acres
Price / SF$112.44
Days on Market289
Property Features for 3433 Simpson Ferry Rd
General Information
Standard status
Active
Size
123,214 SF
Lot size
11.67 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$969,763
Building Details
Tenancy
Multi
Listing Agency:
Bennett Williams Commercial
(717) 843-5555
Listed By:
Justin Willits · License #PA RS330371
Source:
Crexi
Added: Oct 29, 2025
Changed: Aug 11
Last Checked: Aug 13 at 5:30AM
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 Bennett Williams Commercial
Investment Insights
Based on property information with market context.
South Hampden Shopping Center is a 123,214 square-foot shopping center located in Camp Hill, Pennsylvania, along Simpson Ferry Road. Situated at a signalized intersection, the property offers accessibility. It occupies 11.67 acres in Hampden Township, conveniently located amongst retail, office, industrial, and residential areas. Anchored by Aldi and AMC Theaters, the center features a mix of national, regional, and local tenants. The property is located along Simpson Ferry Road, with access to Route 15 and Route 581. The surrounding area has a population of 247,304 people within a 7-mile radius, with average household incomes over $86,001.
Key Highlights
- Grocery‑anchored shopping center anchored by Aldi with a mix of national, regional, and local tenants.
- High traffic location at a signalized intersection on Simpson Ferry Road.
- Easy access to Route 15 and Route 581.
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
$1,186,107
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
8.56%
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%
$23,722,140
$23.7M
Cap Rate 7%
$16,944,386
$16.9M
Cap Rate 9%
$13,178,967
$13.2M
Market Conditions
NOI Build-Up for 123,214 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
$1.77M $14.40/SF
− Vacancy
−$79.8K −$0.65/SF
EGI
$1.69M $13.75/SF
− OpEx
−$508.3K −$4.13/SF
NOI
$1.19M $9.63/SF
Area
Cumberland County, PA
Vacancy
4.50%
Lease Rate
$14.40 /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%
$23,722,140
Cap Rate 7%
$16,944,386
Cap Rate 9%
$13,178,967
Alternative Uses
Best Use
Retail
$16.94M
$14.83M – $19.77M
NOI $1,186,107 @ 7.0% cap · market cap 8.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$28.62M
$25.04M – $33.39M
NOI $2,003,519 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
834
Businesses Nearby
449k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 32%
Apparel 23%
Groceries 21%
Shops & Services 10%
Boscov's
Apparel
68,481 visits/mo
0.5 miles
Trader Joe's
Groceries
65,644 visits/mo
0.4 miles
Chick-fil-A
Dining
56,080 visits/mo
0.4 miles
Texas Roadhouse
Dining
38,528 visits/mo
0.4 miles
Michaels
Shops & Services
37,249 visits/mo
0.3 miles
Demographics for 17011, PA
36,184
Population
14,999
Households
2.4
Avg Household Size
41
Median Age
44%
College-Educated
92%
High-School Grad
13.1 sq mi
ZIP Area
2,762
Density / Sq Mi
$88,889
Median Household Income
$52,518
Median Earnings
$1,270
Median Rent
$261,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Grocery-anchored shopping center in Camp Hill, Pennsylvania.
Where is this shopping center located?
The property is located at 3433 Simpson Ferry Rd Camp Hill, PA.
What is the asking price?
The asking price for this property is $13,853,766.
What are key features of this property?
This property features: Grocery‑anchored shopping center anchored by Aldi with a mix of national, regional, and local tenants.; High traffic location at a signalized intersection on Simpson Ferry Road.; Easy access to Route 15 and Route 581.
