Three-Unit Mixed-Use
For Sale
$850,000
833-835 FISHBURN ROAD, Hershey, PA 17033
Mixed-use property combines commercial space, an owner-occupied office, and a two-bedroom apartment.
Property Size6,944 SF
Price / SF$122.41
Days on Market9
Property Features for 833-835 FISHBURN ROAD
General Information
Standard status
Active
Size
6,944 SF
Property subtype
Commercial
Zoning
Hershey Mixed Use
Building Details
Year Built
1949
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
(717) 534-2442
Listed By:
Ajay Patel · License #AB069690
(717) 756-7971
Source:
Cummingsrealtors
Added: Sep 6
Changed: Sep 13
Last Checked: Sep 13 at 2:55PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Located at 833-835 Fishburn Road in Hershey, this 6,944-square-foot mixed-use property was built in 1949 and contains three distinct components. The commercial portion is occupied by a dry-cleaning tenant, while the property also includes an owner-occupied office and a two-bedroom apartment with two full bathrooms.
The property is zoned Hershey Mixed Use, supporting its combination of commercial and residential components. Lease expiration is scheduled for March 2027. The offering includes the real estate only.
The property is zoned Hershey Mixed Use, supporting its combination of commercial and residential components. Lease expiration is scheduled for March 2027. The offering includes the real estate only.
Key Highlights
- 6,944‑square‑foot mixed‑use property in Hershey
- Three‑unit configuration with commercial, office, and residential components
- Commercial space occupied by a dry‑cleaning 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
$69,631
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
8.19%
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%
$1,392,620
$1.4M
Cap Rate 7%
$994,729
$994.7K
Cap Rate 9%
$773,678
$773.7K
Market Conditions
NOI Build-Up for 6,944 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
$104.2K $15.00/SF
− Vacancy
−$4.7K −$0.68/SF
EGI
$99.5K $14.33/SF
− OpEx
−$29.8K −$4.30/SF
NOI
$69.6K $10.03/SF
Area
Dauphin County, PA
Vacancy
4.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,392,620
Cap Rate 7%
$994,729
Cap Rate 9%
$773,678
Alternative Uses
Best Use
Mixed Use
$1.21M
$1.05M – $1.41M
NOI $84,370 @ 7.0% cap · market cap 9.93%
Second Best
Retail
$994.7K
$870.4K – $1.16M
NOI $69,631 @ 7.0% cap · market cap 8.19%
Theoretical Best
Specialty Retail
$12.79M
$11.19M – $14.92M
NOI $895,255 @ 7.0% cap · market cap 105.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
813
Businesses Nearby
93k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 78%
Shops & Services 22%
Giant Food Store
Groceries
48,543 visits/mo
0.2 miles
Karns Food
Groceries
23,612 visits/mo
0.3 miles
Sunoco
Shops & Services
7,768 visits/mo
0.3 miles
Members 1st Federal Credit Union
Shops & Services
4,978 visits/mo
0.4 miles
7-Eleven
Shops & Services
4,666 visits/mo
0.3 miles
Demographics for 17033, PA
16,414
Population
6,733
Households
2.4
Avg Household Size
40
Median Age
46%
College-Educated
90%
High-School Grad
27.4 sq mi
ZIP Area
599
Density / Sq Mi
$75,093
Median Household Income
$49,389
Median Earnings
$1,311
Median Rent
$340,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property combines commercial space, an owner-occupied office, and a two-bedroom apartment.
Where is this mixed-use property located?
The property is located at 833-835 FISHBURN ROAD Hershey, PA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 6,944‑square‑foot mixed‑use property in Hershey; Three‑unit configuration with commercial, office, and residential components; Commercial space occupied by a dry‑cleaning tenant
