Investment highlights: New 20-year ASC Lease Strategic Location: Adjacent to UPMC Carlisle Hospital and near new WellSpan Health Carlisle Hospital campus Strong Accessibility: Immediate access to Interstate 81 and Central Pennsylvania's primary medical corridor Mission-Critical Asset: Integrated Medical Outpatient Facility and Surgery Center 21,582 SF Medical Outpatient Facility & ASC 100% Occupied – Anchored by Stoken Wagner Ophthalmic Associates & OSI Surgery Center Net Operating Income (NOI): $704,290 Annual Escalations: CPI-Based Increases Weighted Average Lease Term: ~12.6 Years Marketing description We are pleased to exclusively present the opportunity to acquire 338 Alexander Spring Road, a 21,582-square-foot, 100% leased medical outpatient facility anchored by Stoken Wagner Ophthalmic Associates and The Ophthalmology and Surgical Institute of Central Pennsylvania (OSI). The property serves as a mission-critical healthcare asset, delivering a full continuum of ophthalmic care, including clinical services and on-site surgical procedures. Strategically positioned within the Carlisle medical corridor, the property sits directly adjacent to the UPMC Carlisle Hospital campus and in close proximity to the new WellSpan Health Carlisle Hospital campus, creating a unique dynamic of overlapping health system demand and strong referral networks. The asset benefits from exceptional accessibility, located just minutes from Interstate 81, one of the region's primary transportation arteries connecting Central Pennsylvania to the broader Mid-Atlantic. This connectivity, combined with its placement within a dense and expanding healthcare hub, ensures long-term patient demand and sustained relevance within the regional care delivery network. The surrounding area continues to experience population growth, particularly among aging demographics, further reinforcing demand for ophthalmic and surgical services. The property generates a Net Operating Income of $704,290 and is supported by a weighted average lease term of approximately 12.6 years with CPI-based annual escalations, providing investors with durable cash flow and a built-in hedge against inflation. The combination of 100% occupancy, long-term tenancy, and essential healthcare services positions the asset as a stable, income-producing investment. With its strategic location between two major health systems, direct access to Interstate 81, and alignment with growing outpatient healthcare demand, 338 Alexander Spring Road represents a compelling opportunity for investors seeking long-term stability and exposure to the high-performing medical outpatient sector.