Three-Suite Office
For Sale
$2,100,000
Pending
1685 Four Mile Drive, Williamsport, PA 17701
COMMERCIAL - Williamsport, PA
Property Size11,538 SF
Lot Size2.39 Acres
Days on Market47
Property Features for 1685 Four Mile Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
5
Half bathrooms
5
Rooms
Bathroom 3, Bathroom 2, Bathroom 5, Bathroom 4, Bathroom 1
Subdivision
Lycoming
Standard status
Pending
Size
11,538 SF
Lot size
2.39 Acres
Building Details
Year built
1960
Listing Agency:
Fish Real Estate
(570) 326-1561
Listed By:
Brent Fish · License #RM420632
(570) 326-1561
Added: Jul 16
Changed: Aug 17
Last Checked: Aug 31 at 1:06PM
MLS# 31727838
Copyright © 2026 Northern Mountains of Pennsylvania MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 11,538-square-foot office building, constructed in 1960, is arranged as three separate suites and is currently fully occupied. The largest suite contains 6,750 square feet and is used by an established local radio station. On-site improvements include off-street parking for as many as 65 vehicles.
The property is located at 1685 Four Mile Drive in Williamsport, Pennsylvania, along a commercial corridor in Loyalsock Township with approximately 7,500 vehicles passing daily. Highway access is convenient. The existing owner is prepared to enter into a long-term lease and remain in the property, or vacate following adequate notice, providing flexibility for continued occupancy or an owner-user configuration.
The property is located at 1685 Four Mile Drive in Williamsport, Pennsylvania, along a commercial corridor in Loyalsock Township with approximately 7,500 vehicles passing daily. Highway access is convenient. The existing owner is prepared to enter into a long-term lease and remain in the property, or vacate following adequate notice, providing flexibility for continued occupancy or an owner-user configuration.
Key Highlights
- 11,538 square feet of office space across three separate suites
- Fully occupied property with a 6,750‑square‑foot anchor suite
- Off‑street parking for up to 65 vehicles
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
$133,177
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
6.34%
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%
$2,663,540
$2.7M
Cap Rate 7%
$1,902,529
$1.9M
Cap Rate 9%
$1,479,744
$1.5M
Market Conditions
NOI Build-Up for 11,538 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
$207.7K $18.00/SF
− Vacancy
−$30.1K −$2.61/SF
EGI
$177.6K $15.39/SF
− OpEx
−$44.4K −$3.85/SF
NOI
$133.2K $11.54/SF
Area
Lycoming County, PA
Vacancy
14.50%
Lease Rate
$18.00 /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%
$2,663,540
Cap Rate 7%
$1,902,529
Cap Rate 9%
$1,479,744
Alternative Uses
Best Use
Office B
$1.90M
$1.66M – $2.22M
NOI $133,177 @ 7.0% cap · market cap 6.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.49M
$2.18M – $2.90M
NOI $174,056 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
170
Businesses Nearby
Explore this area
Business Placement
Demographics for 17701, PA
43,197
Population
20,891
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
91%
High-School Grad
98.0 sq mi
ZIP Area
441
Density / Sq Mi
$52,770
Median Household Income
$33,643
Median Earnings
$869
Median Rent
$176,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Occupied professional office property with dedicated parking and flexible future occupancy options.
Where is this office building located?
The property is located at 1685 Four Mile Drive Williamsport, PA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 11,538 square feet of office space across three separate suites; Fully occupied property with a 6,750‑square‑foot anchor suite; Off‑street parking for up to 65 vehicles
