Turnkey Meat Processing and Retail
For Sale
Contact for pricing
511 E LOUTHER ST, Carlisle, PA 17013
Turnkey food business with included commercial real estate and FF&E, ready for a seamless operating transition.
Property Size10,224 SF
Price / SF$195.62
Days on Market54
Property Features for 511 E LOUTHER ST
General Information
Standard status
Active
Size
10,224 SF
Property subtype
Retail, Business for Sale
Zoning
C-5, Entranceway Commercial
Investment Type
Owner/User
Additional Details
Business Included
Yes
Building Details
Year Built
1945
Year Renovated
1997
Units
1
Listing Agency:
Wolfe & Company Realtors
(717) 448-0389
Listed By:
Andrew Wolfe · License #RS 320040
Source:
Crexi
Added: Jun 17
Changed: Aug 8
Last Checked: Aug 7 at 3:25AM
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 Wolfe & Company Realtors
Investment Insights
Based on property information with market context.
This offering is a turnkey meat processing and food service operation established in 1978, featuring fresh retail meats, catering, wild game processing, deli products, and prepared hot foods. The sale includes the commercial real estate, the business enterprise value as a going concern, and all associated furniture, fixtures, and equipment (FF&E), designed to allow a purchaser to continue operations from day one.
Located at 511 E Louther St in Carlisle, Pennsylvania, the business has built a longstanding reputation as a premier food service provider and wholesale food manufacturer in the area.
For a buyer looking to step into an operating food business with the real estate and equipment included, this package reduces setup and transition friction. The business generated more than $1.6 million in gross sales during 2025, reflecting established commercial activity across both retail and prepared food offerings. The combined real estate and operating enterprise format may appeal to owners who want to control their facility and continue the existing product and service mix without a rebuild or separate equipment procurement.
Located at 511 E Louther St in Carlisle, Pennsylvania, the business has built a longstanding reputation as a premier food service provider and wholesale food manufacturer in the area.
For a buyer looking to step into an operating food business with the real estate and equipment included, this package reduces setup and transition friction. The business generated more than $1.6 million in gross sales during 2025, reflecting established commercial activity across both retail and prepared food offerings. The combined real estate and operating enterprise format may appeal to owners who want to control their facility and continue the existing product and service mix without a rebuild or separate equipment procurement.
Key Highlights
- Established 1978 food service and wholesale food manufacturing operation in Carlisle.
- Business grosses more than $1.6M in gross sales during 2025.
- Includes commercial real estate with the sale.
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
$105,450
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
5.27%
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%
$2,109,000
$2.1M
Cap Rate 7%
$1,506,429
$1.5M
Cap Rate 9%
$1,171,667
$1.2M
Market Conditions
NOI Build-Up for 10,224 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
$147.2K $14.40/SF
− Vacancy
−$6.6K −$0.65/SF
EGI
$140.6K $13.75/SF
− OpEx
−$35.2K −$3.44/SF
NOI
$105.5K $10.31/SF
Area
Cumberland County, PA
Vacancy
4.50%
Lease Rate
$14.40 /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%
$2,109,000
Cap Rate 7%
$1,506,429
Cap Rate 9%
$1,171,667
Alternative Uses
Best Use
Specialty Retail
$1.51M
$1.32M – $1.76M
NOI $105,450 @ 7.0% cap · market cap 5.27%
Second Best
Retail
$1.41M
$1.23M – $1.64M
NOI $98,420 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$2.37M
$2.08M – $2.77M
NOI $166,247 @ 7.0% cap · market cap 8.31%
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
1,495
Businesses Nearby
Explore this area
Business Placement
Demographics for 17013, PA
36,578
Population
16,065
Households
2.3
Avg Household Size
39
Median Age
34%
College-Educated
93%
High-School Grad
39.2 sq mi
ZIP Area
933
Density / Sq Mi
$68,150
Median Household Income
$36,336
Median Earnings
$1,018
Median Rent
$221,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Turnkey food business with included commercial real estate and FF&E, ready for a seamless operating transition.
Where is this retail space located?
The property is located at 511 E LOUTHER ST Carlisle, PA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Established 1978 food service and wholesale food manufacturing operation in Carlisle.; Business grosses more than $1.6M in gross sales during 2025.; Includes commercial real estate with the sale.
