Convenience Store Retail
For Sale
$399,900
402 WILLOW Street, Highspire, PA 17034
BusinessOpportunity, HIGHSPIRE, PA
Property Size1,700 SF
Lot Size0.09 Acres
Price / SF$235.24
Days on Market54
Property Features for 402 WILLOW Street
General Information
Property type
Other
Property subtype
Retail
Parking
9
Parking features
Parking Lot, Special Needs, Secured
Subdivision
HIGHSPIRE
Elementary school
STEELTON-HIGHSPIRE ELEMENTARY SCHOOL
Middle school
STEELTON-HIGHSPIRE ELEMENTARY SCHOOL
High school
STEELTON-HIGHSPIRE JR-SR HIGH SCHOOL
Elementary school district
STEELTON-HIGHSPIRE
Middle school district
STEELTON-HIGHSPIRE
High school district
STEELTON-HIGHSPIRE
Standard status
Active
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
4200
Utilities
Heating system
Forced Air, Other (Heating), Zoned
Cooling system
Central Air
Amenities
sales floor
behind-the-counter area with seating and storage
rear space for storage
private bathroom
utility room
private office/computer room
sink/wash area
Building Details
Year built
1960
Building materials
Block
Listing Agency:
EXP Realty, LLC
(888) 397-7352
Listed By:
Eugene Prentice · License #RS357211
(347) 356-5321
Added: Jul 1
Changed: Aug 19
Last Checked: Aug 23 at 6:06PM
MLS# PADA2061628
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This for-sale convenience store includes approximately 1,700 square feet of interior space and a rear storage area, along with a private bathroom and utility room. The layout features a customer sales floor and a behind-the-counter area with seating and storage. Additional utility and function space includes a sink/wash area and private office/computer room.
The property also includes nine exterior parking spaces. The offering includes both real estate and business assets, with financial information available to qualified buyers.
The location supports a broad retail mix listed for the operation, including clothing, food, snacks, beverages, tobacco products, ATMs, lottery tickets, Pennsylvania Skill games, and U-Haul services.
The property also includes nine exterior parking spaces. The offering includes both real estate and business assets, with financial information available to qualified buyers.
The location supports a broad retail mix listed for the operation, including clothing, food, snacks, beverages, tobacco products, ATMs, lottery tickets, Pennsylvania Skill games, and U-Haul services.
Key Highlights
- SK Mini Mart retail property with approx. 1,700 SF of interior space on a 0.09‑acre lot
- Includes real estate and business assets; financial information available to qualified buyers
- Block construction with central air and zoned/forced‑air heating
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
$17,047
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
4.26%
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%
$340,940
$340.9K
Cap Rate 7%
$243,529
$243.5K
Cap Rate 9%
$189,411
$189.4K
Market Conditions
NOI Build-Up for 1,700 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
$25.5K $15.00/SF
− Vacancy
−$1.1K −$0.68/SF
EGI
$24.4K $14.33/SF
− OpEx
−$7.3K −$4.30/SF
NOI
$17.0K $10.03/SF
Area
Dauphin County, PA
Vacancy
4.50%
Lease Rate
$15.00 /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%
$340,940
Cap Rate 7%
$243,529
Cap Rate 9%
$189,411
Alternative Uses
Best Use
Specialty Retail
$3.13M
$2.74M – $3.65M
NOI $219,173 @ 7.0% cap · market cap 54.81%
Second Best
Retail
$243.5K
$213.1K – $284.1K
NOI $17,047 @ 7.0% cap · market cap 4.26%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
9k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
8,976 visits/mo
0.2 miles
Demographics for 17034, PA
2,765
Population
1,553
Households
1.8
Avg Household Size
40
Median Age
20%
College-Educated
92%
High-School Grad
0.8 sq mi
ZIP Area
3,456
Density / Sq Mi
$51,717
Median Household Income
$41,868
Median Earnings
$993
Median Rent
$120,100
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?
Grocery and convenience store - Retail building with interior sales floor, private offices, storage area, and nine exterior parking spaces.
Where is this grocery and convenience store located?
The property is located at 402 WILLOW Street Highspire, PA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: SK Mini Mart retail property with approx. 1,700 SF of interior space on a 0.09‑acre lot; Includes real estate and business assets; financial information available to qualified buyers; Block construction with central air and zoned/forced‑air heating
