Standalone Commercial Building with
For Sale
$374,900
730 S POTOMAC ST, Waynesboro, PA 17268
Commercial Sale, WAYNESBORO, PA
Property Size1,700 SF
Lot Size0.43 Acres
Price / SF$220.53
Days on Market117
Property Features for 730 S POTOMAC ST
General Information
Property type
Other
Property subtype
Office
Parking
30
Parking features
Parking Lot
Elementary school district
WAYNESBORO AREA
Middle school district
WAYNESBORO AREA
High school district
WAYNESBORO AREA
Standard status
Active
Lot size
0.43 Acres
Taxes and HOA fees
Tax Annual Amount
5000
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Building Details
Year built
1973
Building materials
Vinyl Siding, Brick
Listing Agency:
Samson Properties
(301) 739-4800
Listed By:
Steven L Powell · License #ABR006658
(301) 991-7990
Added: May 5
Changed: Aug 19
Last Checked: Aug 29 at 11:06PM
MLS# PAFL2034448
Copyright © 2026 Bright 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 well-maintained standalone commercial building offers an adaptable interior layout with space of approximately 1,700 square feet. The configuration supports potential dual-use occupancy or division into two separate units, making it workable for an owner-occupant or a mixed-use concept. The building includes functional interior areas with ample storage, and it has recently benefited from a newer metal roof, 200+ amp electrical service, and heat pump systems. Prominent lighted signage is in place along the road and on the building.
The property is situated on 0.43 acres along South Potomac Street in Waynesboro, PA, benefiting from high visibility and straightforward access. An expansive parking area provides approximately 30 spaces for customers, clients, and staff. The site is positioned within an established business corridor with commercial properties nearby.
Because the space has been previously operated as a pharmacy and most recently as a barbecue restaurant, it may suit a range of uses, including medical, office, retail, or food service. With strong on-site parking and a layout that can be tailored to multiple tenant or operating needs, the property is a practical fit for a service provider, retail operator, or an investor seeking a turnkey commercial asset in a visible, accessible setting.
The property is situated on 0.43 acres along South Potomac Street in Waynesboro, PA, benefiting from high visibility and straightforward access. An expansive parking area provides approximately 30 spaces for customers, clients, and staff. The site is positioned within an established business corridor with commercial properties nearby.
Because the space has been previously operated as a pharmacy and most recently as a barbecue restaurant, it may suit a range of uses, including medical, office, retail, or food service. With strong on-site parking and a layout that can be tailored to multiple tenant or operating needs, the property is a practical fit for a service provider, retail operator, or an investor seeking a turnkey commercial asset in a visible, accessible setting.
Key Highlights
- High‑visibility location on South Potomac Street with prominent lighted signage.
- Expansive parking area with approximately 30 spaces.
- Flexible layout allowing for dual‑use occupancy or division into two separate units.
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
$20,952
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
5.59%
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%
$419,040
$419.0K
Cap Rate 7%
$299,314
$299.3K
Cap Rate 9%
$232,800
$232.8K
Market Conditions
NOI Build-Up for 1,700 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
$34.1K $20.04/SF
− Vacancy
−$6.1K −$3.61/SF
EGI
$27.9K $16.43/SF
− OpEx
−$7.0K −$4.11/SF
NOI
$21.0K $12.32/SF
Area
Franklin County, PA
Vacancy
18.00%
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%
$419,040
Cap Rate 7%
$299,314
Cap Rate 9%
$232,800
Alternative Uses
Best Use
Office B
$299.3K
$261.9K – $349.2K
NOI $20,952 @ 7.0% cap · market cap 5.59%
Second Best
Healthcare Medical
$286.4K
$250.6K – $334.1K
NOI $20,047 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$412.2K
$360.7K – $480.9K
NOI $28,854 @ 7.0% cap · market cap 7.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
Explore this area
Business Placement
Demographics for 17268, PA
29,587
Population
12,693
Households
2.3
Avg Household Size
42
Median Age
20%
College-Educated
92%
High-School Grad
77.8 sq mi
ZIP Area
380
Density / Sq Mi
$69,715
Median Household Income
$44,106
Median Earnings
$1,081
Median Rent
$225,900
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 building - Well-maintained standalone building offers flexible layout options and convenient parking for customer and staff access.
Where is this office building located?
The property is located at 730 S POTOMAC ST Waynesboro, PA.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: High‑visibility location on South Potomac Street with prominent lighted signage.; Expansive parking area with approximately 30 spaces.; Flexible layout allowing for dual‑use occupancy or division into two separate units.
