Single-Floor Office
For Sale
$384,900
Pending
873 LINCOLN WAY W, Chambersburg, PA 17202
Office suite offers one large open area plus two private offices, two bathrooms, and a break room.
Property Size2,066 SF
Days on Market380
Property Features for 873 LINCOLN WAY W
General Information
Standard status
Pending
Size
2,066 SF
Total Parking Spaces
12
Zoning
COMMERCIAL-OFFICE
Taxes and HOA fees
Annual Taxes
$6,316
Amenities
Accessible Doors
Central Air, Heat Pump, Electric
Electric, Heat Pump
Electric Water Heater
Paved, Parking Lot
Building Details
Building Size
2,066 SF
Year Built
2006
Listing Agency:
Coldwell Banker Realty
Listed By:
Doyle C C Bryant
(717) 860-7826
Source:
Evrealestate
Added: Aug 22, 2025
Changed: Sep 2
Last Checked: Sep 5 at 6:30AM
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.
This single-floor office suite provides more than 2,000 square feet of space with a large open area, two private offices, two bathrooms, and a break room. The main area and offices have fresh carpet. Heating is provided by two heat pumps, and the space includes central air.
The suite is located in a high-traffic shopping center west of the boro, with immediate availability indicated in the listing.
The layout combines open collaborative space with dedicated private rooms, supported by restrooms and break-room facilities for day-to-day office operations.
The suite is located in a high-traffic shopping center west of the boro, with immediate availability indicated in the listing.
The layout combines open collaborative space with dedicated private rooms, supported by restrooms and break-room facilities for day-to-day office operations.
Key Highlights
- Over 2,000 SF office space on one floor with a large open area plus two private offices
- Includes two bathrooms and a break room
- Fresh carpet in the main area and in the private offices
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
$25,463
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
6.62%
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%
$509,260
$509.3K
Cap Rate 7%
$363,757
$363.8K
Cap Rate 9%
$282,922
$282.9K
Market Conditions
NOI Build-Up for 2,066 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
$41.4K $20.04/SF
− Vacancy
−$7.5K −$3.61/SF
EGI
$34.0K $16.43/SF
− OpEx
−$8.5K −$4.11/SF
NOI
$25.5K $12.32/SF
Area
Franklin County, PA
Vacancy
18.00%
Lease Rate
$20.04 /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%
$509,260
Cap Rate 7%
$363,757
Cap Rate 9%
$282,922
Alternative Uses
Best Use
Office B
$363.8K
$318.3K – $424.4K
NOI $25,463 @ 7.0% cap · market cap 6.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$500.9K
$438.3K – $584.4K
NOI $35,066 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
Explore this area
Business Placement
Demographics for 17202, PA
30,805
Population
12,925
Households
2.4
Avg Household Size
43
Median Age
27%
College-Educated
90%
High-School Grad
118.1 sq mi
ZIP Area
261
Density / Sq Mi
$94,366
Median Household Income
$49,471
Median Earnings
$1,094
Median Rent
$257,700
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 units - Office suite offers one large open area plus two private offices, two bathrooms, and a break room.
Where is this office units located?
The property is located at 873 LINCOLN WAY W Chambersburg, PA.
What is the asking price?
The asking price for this property is $384,900.
What are key features of this property?
This property features: Over 2,000 SF office space on one floor with a large open area plus two private offices; Includes two bathrooms and a break room; Fresh carpet in the main area and in the private offices
