Camp Hill Contemporary Office
For Sale
$1,500,000
3860 Market Street, Camp Hill, PA 17011
Contemporary office building in Camp Hill, 100% occupied.
Property Size4,500 SF
Price / SF$333.33
Days on Market381
Property Features for 3860 Market Street
General Information
Standard status
Active
Size
4,500 SF
Property subtype
Commercial
Lease Term
[]
Building Details
Year Built
2023
Listing Agency:
Coldwell Banker Realty
(717) 599-9441
Listed By:
LESLIE ST. JOHN · License #RS290000
Source:
Deepcreeklake
Added: Aug 9, 2025
Changed: Aug 23
Last Checked: Aug 24 at 6:11AM
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 contemporary building located on Market Street in Camp Hill is 100% occupied. The architecturally chic design offers an abundance of natural light. The property features a restroom on each floor and a coffee bar in the reception area. The layouts are designed to suit occupants and cater to an array of needs. The rear spaces of the building provide views of the Conodoguinet Creek. The property is suitable for office, medical, or light retail use. The available space for lease is a minimum of 1500 square feet on each floor, with a total of 4500 square feet. The location benefits from a vast range of local demographics, high traffic counts, visibility, and easy access to and from Market Street. The property size is 3546 square feet.
Key Highlights
- Prime location on Market Street with high visibility and easy access.
- New, contemporary building (built in 2023) with architecturally chic design and abundant natural light.
- 100% occupied, indicating high demand and desirability.
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
$57,166
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
3.81%
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%
$1,143,320
$1.1M
Cap Rate 7%
$816,657
$816.7K
Cap Rate 9%
$635,178
$635.2K
Market Conditions
NOI Build-Up for 4,500 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
$81.0K $18.00/SF
− Vacancy
−$4.8K −$1.06/SF
EGI
$76.2K $16.94/SF
− OpEx
−$19.1K −$4.23/SF
NOI
$57.2K $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%
$1,143,320
Cap Rate 7%
$816,657
Cap Rate 9%
$635,178
Alternative Uses
Best Use
Office B
$816.7K
$714.6K – $952.8K
NOI $57,166 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$914.7K – $1.22M
NOI $73,172 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
919
Businesses Nearby
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Contemporary office building in Camp Hill, 100% occupied.
Where is this office building located?
The property is located at 3860 Market Street Camp Hill, PA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Prime location on Market Street with high visibility and easy access.; New, contemporary building (built in 2023) with architecturally chic design and abundant natural light.; 100% occupied, indicating high demand and desirability.
