Professional Office Building in
For Sale
Contact for pricing
5021 Louise Dr, Mechanicsburg, PA 17055
Single-story office building with recent upgrades and excellent location.
Property Size14,923 SF
Price / SF$173.89
Days on Market190
Property Features for 5021 Louise Dr
General Information
Standard status
Active
Size
14,923 SF
Class
B
Total Parking Spaces
95
Property subtype
Office
Zoning
Professional Office
Occupancy
40%
Investment Type
Owner/User
Building Details
Year Built
1990
Year Renovated
2025
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Landmark Commercial Realty
(717) 421-1943
Listed By:
Michael Curran, SIOR · License #PA RS300532
Source:
Crexi
Added: Feb 3
Changed: Aug 8
Last Checked: Aug 11 at 6:06PM
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 Landmark Commercial Realty
Investment Insights
Based on property information with market context.
This single-story professional office building is located in the Rossmoyne Business Center. The property features window lines and natural light. The building is partially leased, presenting an opportunity for an owner/user with existing income. Flexible options are available with space ranging from 2,104 square feet up to 8,905 square feet. A potential sale-leaseback can provide long-term stability for investors or users seeking additional security. The building has benefited from $1 million in recent improvements, including new rooftop HVAC systems, upgraded security and fire alarm systems, a key fob access system, renovated lobby and common areas, enhanced interior and exterior lighting, a resurfaced parking lot, a new retaining wall, exterior building caulking, and a complete landscaping overhaul. The updates ensure a modern environment for professional office users. Situated off US-15 and the PA Turnpike (I-76), the Rossmoyne Business Center location provides connections to I-83, US-11, and I-81. The property is surrounded by hotels, restaurants, and other amenities. The property size is 14,923 square feet.
Key Highlights
- Strategic location in Rossmoyne Business Center with immediate access to US‑15 and the PA Turnpike (I‑76).
- Recent $1 Million renovation including new rooftop HVAC systems, upgraded security and fire alarm systems, key fob access, renovated lobby/common areas, enhanced lighting, resurfaced parking lot, and landscaping.
- Flexible space options available, ranging from 2,104 to 8,905 square feet.
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
$189,574
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
7.31%
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%
$3,791,480
$3.8M
Cap Rate 7%
$2,708,200
$2.7M
Cap Rate 9%
$2,106,378
$2.1M
Market Conditions
NOI Build-Up for 14,923 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
$268.6K $18.00/SF
− Vacancy
−$15.8K −$1.06/SF
EGI
$252.8K $16.94/SF
− OpEx
−$63.2K −$4.23/SF
NOI
$189.6K $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%
$3,791,480
Cap Rate 7%
$2,708,200
Cap Rate 9%
$2,106,378
Alternative Uses
Best Use
Office B
$2.71M
$2.37M – $3.16M
NOI $189,574 @ 7.0% cap · market cap 7.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.47M
$3.03M – $4.04M
NOI $242,655 @ 7.0% cap · market cap 9.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
443
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 - Single-story office building with recent upgrades and excellent location.
Where is this office building located?
The property is located at 5021 Louise Dr Mechanicsburg, PA.
What is the asking price?
The asking price for this property is $2,595,000.
What are key features of this property?
This property features: Strategic location in Rossmoyne Business Center with immediate access to US‑15 and the PA Turnpike (I‑76).; Recent $1 Million renovation including new rooftop HVAC systems, upgraded security and fire alarm systems, key fob access, renovated lobby/common areas, enhanced lighting, resurfaced parking lot, and landscaping.; Flexible space options available, ranging from 2,104 to 8,905 square feet.
