Updated Office
For Sale
Contact for pricing
5021 Louise Dr, Mechanicsburg, PA 17055
Partially leased professional office property with renovated common areas, upgraded building systems, and flexible available space.
Property Size8,905 SF
Price / SF$291.41
Days on Market1861
Property Features for 5021 Louise Dr
General Information
Standard status
Active
Size
8,905 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Listing Agency:
Landmark Commercial Realty
(717) 805-9277
Listed By:
Michael Curran
(717) 805-9277
Source:
Moodyscre
Added: Jul 20, 2021
Changed: Aug 20
Last Checked: Aug 22 at 8:58AM
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 8,905-square-foot office building is partially leased and includes a long-term lease in place. Available configurations range from 2,104 SF to 8,905 SF, supporting continued occupancy or a potential sale-leaseback structure. Recent work includes replacement HVAC units, upgraded security and fire alarm systems, new interior and exterior lighting, refreshed lobby and common areas, updated landscaping, a new retaining wall, and resurfacing of the parking lot.
Rossmoyne Business Center is positioned near US-15 and the I-76 Pennsylvania Turnpike, with access to I-83, US-11, and I-81. Lodging, restaurants, and other amenities are located nearby.
Rossmoyne Business Center is positioned near US-15 and the I-76 Pennsylvania Turnpike, with access to I-83, US-11, and I-81. Lodging, restaurants, and other amenities are located nearby.
Key Highlights
- 8,905‑square‑foot office building with available space from 2,104 SF to 8,905 SF
- Partially leased property with a long‑term lease in place
- New HVAC units, security and fire alarm systems, and interior and exterior lighting
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
$113,125
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
4.36%
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%
$2,262,500
$2.3M
Cap Rate 7%
$1,616,071
$1.6M
Cap Rate 9%
$1,256,944
$1.3M
Market Conditions
NOI Build-Up for 8,905 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
$160.3K $18.00/SF
− Vacancy
−$9.5K −$1.06/SF
EGI
$150.8K $16.94/SF
− OpEx
−$37.7K −$4.23/SF
NOI
$113.1K $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%
$2,262,500
Cap Rate 7%
$1,616,071
Cap Rate 9%
$1,256,944
Alternative Uses
Best Use
Office B
$1.62M
$1.41M – $1.89M
NOI $113,125 @ 7.0% cap · market cap 4.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.07M
$1.81M – $2.41M
NOI $144,800 @ 7.0% cap · market cap 5.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
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 - Partially leased professional office property with renovated common areas, upgraded building systems, and flexible available space.
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: 8,905‑square‑foot office building with available space from 2,104 SF to 8,905 SF; Partially leased property with a long‑term lease in place; New HVAC units, security and fire alarm systems, and interior and exterior lighting
