Office Units with Monument
For Sale
$883,000
915 N Mountain Rd, Harrisburg, PA 17112
Upper-level suite includes spacious reception and waiting areas in a 2006 office property.
Property Size4,730 SF
Days on Market69
Property Features for 915 N Mountain Rd
General Information
Standard status
Active
Size
4,730 SF
Property subtype
Retail
Occupancy
75%
Site & Location
Corner Location
Yes
Traffic Count
21,900 vehicles/day
Amenities
electronic signage monument
Building Details
Building Size
4,730 SF
Year Built
2006
Tenancy
Multi
Listing Agency:
(717) 991-6384
Listed By:
Michael Kushner, CCIM · License #FL #BK3551025
(717) 991-6384
Source:
Capstonecre
Added: Jun 24
Changed: Aug 30
Last Checked: Aug 30 at 2:51PM
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 Michael Kushner, CCIM
Investment Insights
Based on property information with market context.
Built in 2006, this office property includes an available upper-level suite with spacious reception and waiting areas. The building is currently 75% leased, with one suite open for a new commercial occupant. An electronic monument sign on N Mountain Road provides prominent property identification.
The property occupies a corner lot across from Linglestown Elementary and Middle School. It is approximately 1/2 mile from Linglestown Road to the north and I-81 to the south, with reported exposure to over 21,900 vehicles per day. The available suite offers a flexible interior layout for office or retail use, subject to applicable requirements.
The property occupies a corner lot across from Linglestown Elementary and Middle School. It is approximately 1/2 mile from Linglestown Road to the north and I-81 to the south, with reported exposure to over 21,900 vehicles per day. The available suite offers a flexible interior layout for office or retail use, subject to applicable requirements.
Key Highlights
- Office property built in 2006
- 75% lease occupancy with one upper‑level suite available
- Electronic monument signage on N Mountain Road
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
$60,784
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
6.88%
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%
$1,215,680
$1.2M
Cap Rate 7%
$868,343
$868.3K
Cap Rate 9%
$675,378
$675.4K
Market Conditions
NOI Build-Up for 4,730 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
$94.8K $20.04/SF
− Vacancy
−$13.7K −$2.91/SF
EGI
$81.0K $17.13/SF
− OpEx
−$20.3K −$4.28/SF
NOI
$60.8K $12.85/SF
Area
Dauphin County, PA
Vacancy
14.50%
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%
$1,215,680
Cap Rate 7%
$868,343
Cap Rate 9%
$675,378
Alternative Uses
Best Use
Office B
$868.3K
$759.8K – $1.01M
NOI $60,784 @ 7.0% cap · market cap 6.88%
Second Best
Retail
$677.6K
$592.9K – $790.5K
NOI $47,430 @ 7.0% cap · market cap 5.37%
Theoretical Best
Specialty Retail
$8.71M
$7.62M – $10.16M
NOI $609,815 @ 7.0% cap · market cap 69.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21,900 VPD
Traffic count
75%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
425
Businesses Nearby
Explore this area
Business Placement
Demographics for 17112, PA
37,137
Population
16,026
Households
2.3
Avg Household Size
44
Median Age
44%
College-Educated
95%
High-School Grad
69.6 sq mi
ZIP Area
534
Density / Sq Mi
$101,784
Median Household Income
$55,056
Median Earnings
$1,400
Median Rent
$290,400
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 units - Upper-level suite includes spacious reception and waiting areas in a 2006 office property.
Where is this office units located?
The property is located at 915 N Mountain Rd Harrisburg, PA.
What is the asking price?
The asking price for this property is $883,000.
What are key features of this property?
This property features: Office property built in 2006; 75% lease occupancy with one upper‑level suite available; Electronic monument signage on N Mountain Road
