Food Processing and Retail
For Sale
$2,000,000
511 E LOUTHER Street, Carlisle, PA 17013
Commercial Sale - CARLISLE, PA
Property Size10,224 SF
Lot Size0.99 Acres
Price / SF$195.62
Days on Market48
Property Features for 511 E LOUTHER Street
General Information
Property type
Other
Property subtype
Retail
Parking
33
Parking features
Parking Lot
High school
CARLISLE AREA
Elementary school district
CARLISLE AREA
Middle school district
CARLISLE AREA
High school district
CARLISLE AREA
Standard status
Active
Lot size
0.99 Acres
Taxes and HOA fees
Tax Annual Amount
11648
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1945
Building materials
Block, Brick
Listing Agency:
Wolfe & Company REALTORS
(717) 243-1551
Listed By:
ANDREW WOLFE · License #RS320040
(717) 448-0389
Added: Jun 18
Last Checked: Aug 4 at 9:06PM
MLS# PACB2055420
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
For sale as a turnkey package, this established food service and wholesale operation includes both the commercial real estate and the business enterprise, along with associated furniture, fixtures, and equipment. The masonry and block building was originally constructed circa 1945 and includes a retail addition completed in 1997. Approximately 10,224 square feet of building area supports a functional mix of retail and production, including an approximately 2,300-square-foot retail area, commercial-grade kitchen, customer restroom, preparation room, employee restroom, and a second-floor manager’s office. Refrigerated storage is a key component of the facility, with multiple refrigerated areas and walk-in cooler/freezers, complemented by warehouse space for storage and workflow.
The property sits on a triangular 0.9882-acre parcel with direct access from East Louther Street in Carlisle Borough. It is served by public utilities, including water, sewer, and natural gas. Zoning is C5 Entranceway Commercial, which supports a broad range of commercial uses, and the location is on the east side of the borough with proximity to the U.S. Army War College, plus adjacency to the former Frog Switch & Manufacturing Company site, which is slated for redevelopment.
This offering is well suited to an owner-operator looking to continue a prepared food and meat processing model on day one, given the on-site retail component, commercial kitchen, and refrigerated storage. It may also fit buyers exploring owner-user retail, distribution, warehouse, or commercial service uses under the property’s C5 designation and existing functional layout.
The property sits on a triangular 0.9882-acre parcel with direct access from East Louther Street in Carlisle Borough. It is served by public utilities, including water, sewer, and natural gas. Zoning is C5 Entranceway Commercial, which supports a broad range of commercial uses, and the location is on the east side of the borough with proximity to the U.S. Army War College, plus adjacency to the former Frog Switch & Manufacturing Company site, which is slated for redevelopment.
This offering is well suited to an owner-operator looking to continue a prepared food and meat processing model on day one, given the on-site retail component, commercial kitchen, and refrigerated storage. It may also fit buyers exploring owner-user retail, distribution, warehouse, or commercial service uses under the property’s C5 designation and existing functional layout.
Key Highlights
- Business sale includes the commercial real estate, business enterprise value (going concern), and all associated FF&E (furniture, fixtures, and equipment).
- Approx. 10,224 SF masonry/block building on 0.9882 acres with direct access from East Louther Street in Carlisle Borough.
- Building includes approx. 2,300 SF retail space plus commercial‑grade kitchen, multiple refrigerated storage areas, and walk‑in cooler/freezers.
Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $147.2k | $14.40 |
| − Vacancy | −$6.6k | −$0.65 |
| EGI | $140.6k | $13.75 |
| − OpEx | −$35.2k | −$3.44 |
| NOI | $105.5k | $10.31 |
10,224 SF · lease $14.40/SF/yr · vacancy 4.50% · expense 25.00%
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
Yes
Utilities to site
Yes
Commercial hood
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?
Manufacturing property - Turnkey meat and prepared food operation with retail space, commercial kitchen, and refrigerated storage on an accessible commercial site.
Where is this manufacturing property located?
The property is located at 511 E LOUTHER Street 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: Business sale includes the commercial real estate, business enterprise value (going concern), and all associated FF&E (furniture, fixtures, and equipment).; Approx. 10,224 SF masonry/block building on 0.9882 acres with direct access from East Louther Street in Carlisle Borough.; Building includes approx. 2,300 SF retail space plus commercial‑grade kitchen, multiple refrigerated storage areas, and walk‑in cooler/freezers.
