Ranch-Style Office
New
For Sale
$899,900
1 Charles Street, Wellsboro, PA 16901
Commercial Sale, Wellsboro, PA
Property Size4,400 SF
Lot Size0.57 Acres
Price / SF$198.30
Days on Market1
Property Features for 1 Charles Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Elementary school district
Wellsboro Area
Middle school district
Wellsboro Area
High school district
Wellsboro Area
Subdivision
Tioga
Standard status
Active
Size
4,538 SF
Lot size
0.57 Acres
Amenities
open workspace
offices
conference rooms
copy room
bathrooms
kitchen
reception/waiting area
additional finished space
handicap accessibility
storage shed
Building Details
Year built
1981
Listing Agency:
Penn Oak Realty
(570) 724-8000
Listed By:
John Johnston
(570) 439-6007
Added: Aug 27
Last Checked: Aug 27 at 10:06PM
MLS# 31728106
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 ranch-style office property, built in 1981, is organized around an open central workspace with 10 offices and conference rooms. The interior also includes a copy room, two bathrooms, a kitchen, and a reception and waiting area. Additional finished areas can accommodate storage, offices, or meeting space. Handicap accessibility is provided, and an electrically serviced storage shed adds utility beyond the main building.
The property occupies the corner of Main Street and the Wellsboro Green at 1 Charles Street, directly across from the Tioga County Courthouse. A dedicated paved parking lot supports on-site parking, an uncommon feature for this downtown setting. The office layout combines collaborative space, private rooms, support areas, and visitor-facing reception space within one commercial building.
The property occupies the corner of Main Street and the Wellsboro Green at 1 Charles Street, directly across from the Tioga County Courthouse. A dedicated paved parking lot supports on-site parking, an uncommon feature for this downtown setting. The office layout combines collaborative space, private rooms, support areas, and visitor-facing reception space within one commercial building.
Key Highlights
- Office building at 1 Charles Street, Wellsboro, PA 16901
- Built in 1981
- Open central workspace with 10 offices and conference rooms
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
$40,842
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
4.54%
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%
$816,840
$816.8K
Cap Rate 7%
$583,457
$583.5K
Cap Rate 9%
$453,800
$453.8K
Market Conditions
NOI Build-Up for 4,538 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
$68.1K $15.00/SF
− Vacancy
−$13.6K −$3.00/SF
EGI
$54.5K $12.00/SF
− OpEx
−$13.6K −$3.00/SF
NOI
$40.8K $9.00/SF
Area
Tioga County, PA
Vacancy
20.00%
Lease Rate
$15.00 /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%
$816,840
Cap Rate 7%
$583,457
Cap Rate 9%
$453,800
Alternative Uses
Best Use
Office B
$583.5K
$510.5K – $680.7K
NOI $40,842 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$773.0K
$676.4K – $901.9K
NOI $54,112 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
648
Businesses Nearby
Explore this area
Business Placement
Demographics for 16901, PA
10,561
Population
5,360
Households
2
Avg Household Size
47
Median Age
28%
College-Educated
93%
High-School Grad
230.4 sq mi
ZIP Area
46
Density / Sq Mi
$66,003
Median Household Income
$40,723
Median Earnings
$863
Median Rent
$210,500
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 - Corner property offers open workspace, multiple offices, conference rooms, reception, kitchen, and paved parking.
Where is this office building located?
The property is located at 1 Charles Street Wellsboro, PA.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Office building at 1 Charles Street, Wellsboro, PA 16901; Built in 1981; Open central workspace with 10 offices and conference rooms
