Fully Leased Federal Office
For Sale
$3,150,000
Pending
4641 WESTPORT DRIVE, Mechanicsburg, PA 17055
Fully occupied single-tenant federal office building supporting military entrance processing with immediate major-route access.
Property Size22,073 SF
Days on Market59
Property Features for 4641 WESTPORT DRIVE
General Information
Standard status
Pending
Size
22,073 SF
Property subtype
Office
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$76,360
Building Details
Building Size
22,073 SF
Year Built
1997
Tenancy
Single
Listing Agency:
RSR, REALTORS, LLC
(717) 439-2115
Listed By:
JAMES R KOURY · License #RS138272A
(717) 439-2115
Source:
Kingswayrealty
Added: Jun 24
Changed: Aug 20
Last Checked: Aug 20 at 4:06AM
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 RSR, REALTORS, LLC
Investment Insights
Based on property information with market context.
This offering includes a fully leased, single-tenant office building operated as the Harrisburg Military Entrance Processing Station (MEPS). The building is 22,073 square feet and is 100% occupied by the United States Government (GSA). The property has operated continuously as a MEPS facility since it was purpose-built for the tenant, supporting medical, aptitude, and enlistment processing of military service applicants within the station’s designated recruiting catchment.
The building is located within the Westport Business Center in Mechanicsburg, Cumberland County, along the West Shore of the Harrisburg MSA. Access is provided by immediate proximity to US Route 15, the Pennsylvania Turnpike (I-76), Route 581, I-83, and I-81, placing the asset in a highly connected commercial node. Harrisburg International Airport is approximately twenty minutes away, and downtown Harrisburg is less than four miles east.
For institutional buyers seeking a stabilized, mission-critical federal tenancy, the property’s single-tenant occupancy and purpose-built nature support operational continuity within the federal real estate portfolio. The asset is positioned for long-term relevance tied to the MEPS function and provides straightforward ownership of an all-government-occupied office investment in a well-established Cumberland County business corridor.
The building is located within the Westport Business Center in Mechanicsburg, Cumberland County, along the West Shore of the Harrisburg MSA. Access is provided by immediate proximity to US Route 15, the Pennsylvania Turnpike (I-76), Route 581, I-83, and I-81, placing the asset in a highly connected commercial node. Harrisburg International Airport is approximately twenty minutes away, and downtown Harrisburg is less than four miles east.
For institutional buyers seeking a stabilized, mission-critical federal tenancy, the property’s single-tenant occupancy and purpose-built nature support operational continuity within the federal real estate portfolio. The asset is positioned for long-term relevance tied to the MEPS function and provides straightforward ownership of an all-government-occupied office investment in a well-established Cumberland County business corridor.
Key Highlights
- 22,073 SF single‑tenant federal office building fully occupied (100%) by the U.S. Government (GSA)
- Built in 1997 and purpose‑built to operate as the Harrisburg Military Entrance Processing Station (MEPS)
- Continuous MEPS operations since the building was purpose‑built for the tenant
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
$280,404
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
8.90%
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%
$5,608,080
$5.6M
Cap Rate 7%
$4,005,771
$4.0M
Cap Rate 9%
$3,115,600
$3.1M
Market Conditions
NOI Build-Up for 22,073 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
$397.3K $18.00/SF
− Vacancy
−$23.4K −$1.06/SF
EGI
$373.9K $16.94/SF
− OpEx
−$93.5K −$4.23/SF
NOI
$280.4K $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%
$5,608,080
Cap Rate 7%
$4,005,771
Cap Rate 9%
$3,115,600
Alternative Uses
Best Use
Office B
$4.01M
$3.51M – $4.67M
NOI $280,404 @ 7.0% cap · market cap 8.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.13M
$4.49M – $5.98M
NOI $358,918 @ 7.0% cap · market cap 11.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
675
Businesses Nearby
Explore this area
Business Placement
Demographics for 17055, PA
40,353
Population
18,994
Households
2.1
Avg Household Size
42
Median Age
47%
College-Educated
97%
High-School Grad
39.2 sq mi
ZIP Area
1,029
Density / Sq Mi
$95,542
Median Household Income
$55,923
Median Earnings
$1,320
Median Rent
$266,400
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 occupied single-tenant federal office building supporting military entrance processing with immediate major-route access.
Where is this office building located?
The property is located at 4641 WESTPORT DRIVE Mechanicsburg, PA.
What is the asking price?
The asking price for this property is $3,150,000.
What are key features of this property?
This property features: 22,073 SF single‑tenant federal office building fully occupied (100%) by the U.S. Government (GSA); Built in 1997 and purpose‑built to operate as the Harrisburg Military Entrance Processing Station (MEPS); Continuous MEPS operations since the building was purpose‑built for the tenant
