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Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
COMMERCIAL PROPERTY FACT SHEET
26 State Avenue, Carlisle, PA 17013
Property Details: Price: $729,900 Price per Sq. Ft.: $100.04 Building Size: 7,296 Sq. Ft. Building Type: Professional Office Lot Size: 0.9538 acres APN: 40-09-0529-054 Zoning: General Commercial (C-2) Municipality: South Middleton Township Stories: Two Parking: 44 Surfaced Spaces Occupancy: 50% Leased / 50% Vacant Property Description: Freestanding professional office building containing two stories and 7,296 sq. ft. on a 0.95-acre lot in South Middleton Township, Cumberland County, Pennsylvania. The office building was built in 1992 and is in good condition. The exterior is wood and stucco. The roof was replaced in 2013 and the parking lot was resurfaced in 2016. The building offers an attractive ‘greenhouse’ entrance foyer with restrooms. Approximately half of the building is leased at a market rate through February 2019. The remaining square footage is available for an owner-occupant. Gas heat & central air-conditioning. Very nice office finishes!
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Location Description: The site includes a single tax parcel containing 0.9538 acres in South Middleton Township. The site can accommodate parking for 44 vehicles. The site offers attractive landscaping and a rear balcony. The site is an interior lot along State Avenue in close proximity to PA Route 34 and Interstate 81. The property is zoned General Commercial (C-2) in South Middleton Township.
SUBJECT PROPERTY - DEMOGRAPHIC STUDY
2010 Census Profile (Source: ESRI)
1 Mile 3 Miles 5 Miles
Population: 3,624 30,120 50,168
Households: 1,707 12,057 20,027
Housing Units: 1,837 13,059 21,432
Average Household Size: 2.01 2.26 2.34
Average Family Size: 2.62 2.91 2.89
Median Household Income: $52,925 $52,138 $57,941
Average Household Income: $72,762 $71,223 $76,729
Per Capita Income: $34,045 $30,581 $31,750
Highlights:
Over 3,200 square feet available to owner-user
44 Parking Spaces
New Roof in 2013
Parking Lot Resurfaced 2016
Air Conditioning Units New in 2015
Attractive Entrance Foyer
All Public Utilities
Flexible Zoning
Easy Access to I-81 (0.5 miles) and I-76 (3.0 miles)
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Tax Map
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
PROPERTY PHOTOGRAPHS
Building Front View
Front View
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Side & Rear View
Side View
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Parking Lot Entrance & Signage
Parking Lot
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Street View: State Avenue
Interior: Reception Office
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior: Private Office & Filing Room
Interior: Private Office
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior: Private Office
Interior: Private Office
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior: Office Reception Area
Interior: Half Bathroom (Common Area)
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior: Common Area
Interior: Office Area
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior: Office Area
Interior: Office Area
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior: 2nd Floor Office Area
Interior: Reception Area
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior
Interior: Office Area
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior
Interior
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Interior
Interior: Half Bathroom
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
AERIAL PHOTOGRAPH
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
AERIAL PHOTOGRAPH WITH IMAGERY
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
SITE DESCRIPTION
The following site description is based upon physical site inspections conducted by the
appraiser on May 15, 2017.
Parcel Number: 40-09-0529-054
Site Size: 0.9538 acres or ± 41,382 square feet
Site Coverage: 17.6%
Land-to-Building Ratio: 5.67 to 1
Lot Type: Interior lot along State Avenue.
Shape: The parcel is irregular in shape (see tax map). The shape of the
parcel does not negatively influence the marketability of the
property.
Topography: The site has generally level topography.
Drainage: Appears adequate. No drainage problems were observed during
the property inspection. The scope of this appraisal assignment
does not include specific tests for adequacy. The appraiser is not
an expert in soil or drainage issues.
Zoning: General Commercial (C-2) District of South Middleton Township
Environmental Hazards: None noted. The appraiser is not an expert in environmental
matters. A Phase I environmental test is suggested.
Seismic Hazards: Not a recognized problem.
Soil Conditions: The appraisers have not been made aware of any unusual or
adverse soil conditions.
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Landscaping: The site is professionally landscaped. The improved site includes
a sodded lawn, mature trees, shrubbery, and flower beds. The
landscaping was well-maintained at the time of inspection.
Parking and Drives: The subject property includes a spacious paved parking lot with
two (2) points of access from State Avenue. There are 44 striped
parking spaces indicating a parking ratio of 6.0 spaces per 1,000
square feet of gross building area. The parking lot was resurfaced
in 2016 and is considered to be in very good condition.
Site Improvements: On-site improvements include macadam paving (driveway and
parking lots), parking lot striping, business signage along State
Avenue, professional landscaping, exterior pole-mounted lighting
with concrete bases, private concrete sidewalks and curbing, and
a stone wall with an attached bench. There is a rear fire escape
and wooden deck.
Visibility: The subject site has visibility from State Avenue. Visibility is
considered adequate for office use.
Access: The site is accessed via two (2) entrances along State Avenue.
Access is considered adequate for office use.
Traffic Level: The traffic level along State Avenue is low. The traffic count along
PA Route 34 is 13,000 vehicles per day, according to PennDOT
studies.
Frontage: According to the legal description, the site has 361.28 feet of
frontage along State Avenue.
Easements/Encroachments: To the best of my knowledge, there are no easements or
encroachments negatively impacting the subject property. The
appraiser reviewed the current deed and performed a full site
inspection. Lots 8, 11, 12, 13, 14, 15, 19, 20, 21 and 22 of Central
State Plaza are restricted to institutional, banking and offices
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
purposes. The subject property is designated as Lot 21 on the
subdivision plan for Center State Plaza.
Flood Zone: According to Flood Hazard Map, Community Panel No.
42041C0240E, (effective date March 16, 2009) the property is
located outside of the designated floor zone area. Flood insurance
would not likely be required for this property. A Flood Map is
shown at the end of this section.
Public Utilities: Public water, sewer, natural gas, electricity and telephone.
Favorable Site Attributes: The subject property has commercial zoning and is located in an
established office park. The site is located within a short commute
of employment centers, shopping/entertainment, schools and
interstate systems. The site has access to public utilities.
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
PENNDOT TRAFFIC VOLUME MAP Published February 2017
The numbers displayed on the maps represent Annual Average Daily Traffic (AADT). AADT is
the typical daily traffic on a road segment for all the days in a week, over a one-year period.
Volumes represent total traffic, BOTH directions. The traffic count along PA Route 34 is 13,000
vehicles per day. The traffic level along State Avenue is low.
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
IMPROVEMENT DESCRIPTION
Property Identification: The subject property is located at 26 State Avenue in South Middleton
Township, Cumberland County, Pennsylvania. The building was constructed in 1992 and is
generally considered to be in good condition.
Improvements— Professional Office Building
Size: The professional office building includes 7,296 square feet of gross
building area and 6,383 square feet of net rentable area.
Type: Detached
Stories: Two
Year Built: 1992 – Actual age of 25 years.
Effective Age: 10 years.
Construction: Wood siding with stucco
Foundation: Concrete slab.
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Roof: The building has a pitched roof with asphalt shingles. The roof was
replaced in 2013 and is considered to be in good condition.
Ceilings: There are finished ceilings throughout the office building. The ceilings are
a mixed of acoustical ceiling tiles and drywall.
Entrances: There is a common entrance at the building’s front. The unit occupied by
Craig Kerns has exterior access. The FPA unit also has exterior access.
The second floor has a rear fire escape and wooden deck.
Layout: There is a common entrance foyer with a set of ADA restrooms and stairs
to the second floor. Suite 101 (FPA) includes a reception area,
secretarial office, five (5) private offices, a filing room and a half
bathroom. Suite 102 (Alma) includes 3 private offices, a secretarial area,
and a printing and break area. Suite 103 (Kern CPA) includes a front
reception area, two (2) private offices, a kitchenette in the hallway and a
half bathroom. Suite 201 (FPA) includes six (6) private offices, a waiting
area and a bathroom with a shower. Suite 202 (Alma) includes a
reception/work room, four (4) private offices, a conference room with
kitchenette, and a half bathroom.
Overhead Door(s): None.
Interior Finishes: The interior includes average office finishes throughout the building.
Flooring is a mix of commercial-grade carpet and ceramic tile. Interior
walls are painted drywall with wood trim. The walls have six inches of
insulation between them and staggered studs. Interior doors are solid
wood core. Ceilings are a mix of drywall and acoustical tile blocks.
Lighting: There is overhead fluorescent lighting and recessed lighting throughout
the building. There is overhead tract lighting in some areas. There are
sky lights on the 2nd floor and in the entrance foyer. There is exterior
lighting mounted on the building and exterior light poles with concrete
bases in the parking lot.
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
Windows: There are casement windows and stationary windows throughout the
building.
Restrooms: There is a set of ADA restrooms in the entrance foyer. Each unit also
includes a half bathroom. Suite 102 (FPA) has a small bathroom with a
shower.
HVAC: The building is heated by four gas-fired forced hot air furnaces and cooled
by central air-conditioning. The air conditioning units were replaced in
2015.
Electrical: The building includes two (2) 200-ampere breakers.
Gutters/Downspouts: Aluminum
Elevator: None
Sprinkler: None
Emergency: The building is served by smoke detectors, emergency lighting, fire
extinguishers and multiple exits.
Physical Adequacy: The design and layout of the improvements are physically adequate and
the construction quality is considered at market standard. The improved
site is considered to have adequate utility and appeal within the
commercial real estate market in the Greater Carlisle area.
ADA Compliancy: The appraiser is not an expert in ADA compliancy. Possible non-
compliance with ADA requirements and standards was not considered
when estimating the property value. The restrooms in the entrance foyer
appear to be ADA compliant. The building is not served by an elevator.
Deferred Maintenance: No evidence of deferred maintenance was noted during the property
inspection. The office building was constructed in 1992 and is in
average-to-good condition. Only general wear-and-tear of a 25-year-old
building. Building components such as the roof and air conditioning units
have been recently replaced. The parking lot was resurfaced in 2016.
Wolfe & Company Realtors (717) 243-1551 33 South Pitt Street, Carlisle, PA 17013 [email protected]
AGENT CONTACTS Ray "Buz" Wolfe, CRS, Broker/Owner Greater Harrisburg Association of Realtors Hall of Fame Inductee (2010) WOLFE & COMPANY REALTORS 33 South Pitt Street Carlisle, PA 17013 717-243-1551 Office 717-240-5070 Direct www.wolfecr.com Andrew R. Wolfe Wolfe & Company Realtors 33 South Pitt Street Carlisle, PA 17013 717-448-0389 (Cell) 717-243-1551 (Office)