Restaurant/Office
New
For Sale
Contact for pricing
452 E Cumberland St, Lebanon, PA 17042
Restaurant and office space available for immediate occupancy.
Property Size5,026 SF
Price / SF$178.87
Days on Market4
Property Features for 452 E Cumberland St
General Information
Standard status
Active
Size
5,026 SF
Property subtype
RETAIL
Listing Agency:
TRUE Commercial Real Estate
(717) 669-1187
Listed By:
Darin R. Wolfe
(717) 669-1187
Source:
Moodyscre
Added: Aug 18
Changed: Aug 20
Last Checked: Aug 21 at 2:40PM
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 TRUE Commercial Real Estate
Investment Insights
Based on property information with market context.
This 5,026-square-foot commercial property combines restaurant and office uses. The available space is described in configurations ranging from 780 to 2,100 SF, providing flexibility for different occupancy requirements.
Located at 452 E Cumberland St in Lebanon, PA, the property is available immediately. Its restaurant and office format supports a range of commercial occupancy arrangements within a single building.
Located at 452 E Cumberland St in Lebanon, PA, the property is available immediately. Its restaurant and office format supports a range of commercial occupancy arrangements within a single building.
Key Highlights
- 5,026 SF commercial property
- Restaurant and office space configurations from 780 to 2,100 SF
- Available immediately
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
$62,536
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
6.96%
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%
$1,250,720
$1.3M
Cap Rate 7%
$893,371
$893.4K
Cap Rate 9%
$694,844
$694.8K
Market Conditions
NOI Build-Up for 5,026 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
$105.5K $21.00/SF
− Vacancy
−$22.2K −$4.41/SF
EGI
$83.4K $16.59/SF
− OpEx
−$20.8K −$4.15/SF
NOI
$62.5K $12.44/SF
Area
Lebanon County, PA
Vacancy
21.00%
Lease Rate
$21.00 /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%
$1,250,720
Cap Rate 7%
$893,371
Cap Rate 9%
$694,844
Alternative Uses
Best Use
Office B
$893.4K
$781.7K – $1.04M
NOI $62,536 @ 7.0% cap · market cap 6.96%
Second Best
Specialty Retail
$814.8K
$712.9K – $950.6K
NOI $57,033 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$1.18M
$1.03M – $1.38M
NOI $82,579 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17042, PA
40,618
Population
17,067
Households
2.4
Avg Household Size
43
Median Age
28%
College-Educated
88%
High-School Grad
67.7 sq mi
ZIP Area
600
Density / Sq Mi
$76,399
Median Household Income
$45,429
Median Earnings
$1,096
Median Rent
$222,200
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?
Conventional restaurant - Restaurant and office space available for immediate occupancy.
Where is this conventional restaurant located?
The property is located at 452 E Cumberland St Lebanon, PA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 5,026 SF commercial property; Restaurant and office space configurations from 780 to 2,100 SF; Available immediately
