Two-Unit Medical Office
For Sale
$1,200,000
526-528 Independence Road, East Stroudsburg, PA 18301
Commercial Sale, East Stroudsburg, PA
Property Size6,272 SF
Lot Size0.67 Acres
Price / SF$191.33
Days on Market41
Property Features for 526-528 Independence Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Smithfield Township
Standard status
Active
APN
16.8.2.20-1
Size
6,272 SF
Lot size
0.67 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
40050
Building Details
Year built
2005
Floors in Building
2
Listing Agency:
SER Commercial Real Estate, LLC
(570) 431-7400
Listed By:
Brian K Coyne · License #AB068391
(570) 431-7400
Added: Jul 22
Changed: Aug 21
Last Checked: Aug 31 at 7:06AM
MLS# PM-143409
Copyright © 2026 Pocono Mountains Association of Realtors. 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.
Built in 2005, this 6,272-square-foot medical office property contains two fully independent units. Each suite has its own grade-level entrance, while separate utilities support distinct occupancy arrangements. The lower unit is leased to a dental practice, and the upper unit is available for owner occupancy or lease.
The building sits on 0.67 acres along Independence Road (SR447), just off I-80 Exit 309. The surrounding area includes medical practices and regional health systems. Two parking areas serve the property, supporting the separate-unit layout and daily office operations.
The building sits on 0.67 acres along Independence Road (SR447), just off I-80 Exit 309. The surrounding area includes medical practices and regional health systems. Two parking areas serve the property, supporting the separate-unit layout and daily office operations.
Key Highlights
- 6,272‑square‑foot medical office building completed in 2005
- Two independent units with separate utilities and private grade‑level entrances
- Lower unit leased to a dental practice; upper unit available for occupancy or lease
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
$98,558
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
8.21%
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%
$1,971,160
$2.0M
Cap Rate 7%
$1,407,971
$1.4M
Cap Rate 9%
$1,095,089
$1.1M
Market Conditions
NOI Build-Up for 6,272 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
$150.5K $24.00/SF
− Vacancy
−$19.1K −$3.05/SF
EGI
$131.4K $20.95/SF
− OpEx
−$32.9K −$5.24/SF
NOI
$98.6K $15.71/SF
Area
Monroe County, PA
Vacancy
12.70%
Lease Rate
$24.00 /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%
$1,971,160
Cap Rate 7%
$1,407,971
Cap Rate 9%
$1,095,089
Alternative Uses
Best Use
Office B
$1.41M
$1.23M – $1.64M
NOI $98,558 @ 7.0% cap · market cap 8.21%
Second Best
Healthcare Medical
$1.07M
$934.8K – $1.25M
NOI $74,782 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,411 @ 7.0% cap · market cap 10.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
610
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 18301, PA
29,184
Population
11,125
Households
2.6
Avg Household Size
37
Median Age
34%
College-Educated
89%
High-School Grad
38.1 sq mi
ZIP Area
766
Density / Sq Mi
$90,488
Median Household Income
$40,202
Median Earnings
$1,350
Median Rent
$246,100
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?
Medical Office Space - Separate-access professional office configuration with one occupied suite and another available for use or leasing.
Where is this medical office space located?
The property is located at 526-528 Independence Road East Stroudsburg, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 6,272‑square‑foot medical office building completed in 2005; Two independent units with separate utilities and private grade‑level entrances; Lower unit leased to a dental practice; upper unit available for occupancy or lease
