Camp Hill Market Street
For Sale
$1,850,000
3900 Market, Camp Hill, PA 17011
Fully leased commercial property on Market Street in Camp Hill.
Property Size4,560 SF
Price / SF$405.70
Days on Market151
Property Features for 3900 Market
General Information
Standard status
Active
Size
4,560 SF
Building Details
Year Built
2024
Listing Agency:
Coldwell Banker Realty
(717) 599-9441
Listed By:
LESLIE ST. JOHN · License #RS290000
Source:
Kandorre
Added: Mar 26
Changed: Aug 23
Last Checked: Aug 22 at 7:22AM
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.
Located on Market Street in Camp Hill, PA, this fully leased property offers a 3.04% CAP rate, which will include rent bumps. The new contemporary building features an architecturally chic design with ample natural light. Each floor includes a restroom, and the reception area has a coffee bar. The building is designed to suit occupants, with different layouts available to view to an array of needs. Rear spaces offer views of the Conodoguinet Creek. The property is suitable for office, medical, or light retail use in a prime location. Available space to be leased 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, traffic counts, visibility, and easy access on and off of Market Street. Commercial limited use allows for daycare, professional offices such as medical and dental, financial services, and personal services. Many other retailers and office buildings are in the vicinity on the Carlisle Pike, and the property is close to Penn State Health at Holy Spirit and Pinnacle Health Services.
Key Highlights
- Prime location on Market Street in Camp Hill, PA, offering high visibility and easy access.
- New, contemporary, architecturally chic building built in 2022.
- Fully leased with a 3.04% CAP rate, including rent bumps, providing immediate income.
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
$57,928
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
3.13%
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%
$1,158,560
$1.2M
Cap Rate 7%
$827,543
$827.5K
Cap Rate 9%
$643,644
$643.6K
Market Conditions
NOI Build-Up for 4,560 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
$82.1K $18.00/SF
− Vacancy
−$4.8K −$1.06/SF
EGI
$77.2K $16.94/SF
− OpEx
−$19.3K −$4.23/SF
NOI
$57.9K $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%
$1,158,560
Cap Rate 7%
$827,543
Cap Rate 9%
$643,644
Alternative Uses
Best Use
Office B
$827.5K
$724.1K – $965.5K
NOI $57,928 @ 7.0% cap · market cap 3.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$926.9K – $1.24M
NOI $74,148 @ 7.0% cap · market cap 4.01%
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 - Fully leased commercial property on Market Street in Camp Hill.
Where is this office building located?
The property is located at 3900 Market Camp Hill, PA.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Prime location on Market Street in Camp Hill, PA, offering high visibility and easy access.; New, contemporary, architecturally chic building built in 2022.; Fully leased with a 3.04% CAP rate, including rent bumps, providing immediate income.
