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    Downtown Lancaster Landmark Building Title is generated by Realmo AI

    100 N Queen St, Lancaster, PA 17603

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    Iconic 3-story building in the heart of Lancaster City.

    Type:Office
    Property size:
    77,294 SF
    Price / SF:
    $111/SF
    Added:
    Aug 6, 2024
    Days on Market:
    665
    Last Refresh:
    May 13 at 8:13 pm

    Property Features for 100 N Queen St

    General Information

    Standard status
    Active
    Size
    77,294 SF
    Property subtype
    Office

    Building Details

    Year Built
    1977

    We can help!

    Listing Contact
    Corinn Kirchner

    Listing agent Corinn Kirchner License #RM425642

    Listing office PPM Real Estate

    Listing date Aug 6, 2024

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of PPM Real Estate

    HighLights

    • Prime Downtown Lancaster Location: Walkable to key attractions, high Walk Score (99/100), and high‑visibility signage exposure (20,000+ vehicles/day).
    • Significant Size and Flexible Layout: 77,294± SF building suitable for owner‑occupant or investment, including first‑floor retail potential.
    • Elevator Access and Interior Parking Garage Connection.
    • Investment Potential: Projected 7% CAP Rate and investor upside potential after lease‑up at market rates.
    • Unique Features and Amenities: Private outdoor space by Binn's Park, indoor/outdoor atrium, custom upgrades, CAT 6 wiring, fob‑secured access, and auditorium.
    • Eligible for CRIZ tax, grants, and loan incentives.

    Overview

    This iconic 3-story brick building, complete with a finished lower level, is situated in downtown Lancaster. The property features elevator access to all floors and direct interior connections to the Prince Street Parking Garage. Expansive windows provide ample natural light, and a private outdoor space is located by Binn's Park. The building includes an indoor/outdoor atrium, custom upgrades, CAT 6 wiring, and fob-secured access. An auditorium is also present. The property is ideally located one block from Penn Square, placing it in the heart of Lancaster City, within walking distance of the courthouse, Gallery Row, restaurants, hotels, and entertainment. It boasts a 99/100 Walk Score and signage exposure to over 20,000 vehicles per day. The building totals approximately 77,294 square feet, with approximately 62,325 square feet above grade, and is zoned CB1. The flexible layout, first-floor retail potential, and Class A finishes make it suitable for an owner-occupant seeking a flagship headquarters. Investor upside potential exists after lease-up at market rates. The property is suitable for owner-occupant or investment with projected 7% CAP Rate.
    Property Profile Location Intelligence

    Current Use by Public Records

    FIC Human Resource ... Employment Agency MedStatix Physician Nxtbook Media Advertising Agency Farmer's Southern Market Historical Market Square Claire Murphy, MD Pediatrician

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lancaster
    County
    Lancaster
    State
    Pennsylvania
    Longitude
    -76.305916
    Latitude
    40.036095

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    FAQs

    What type of property is this?
    Office building - Iconic 3-story building in the heart of Lancaster City.
    Where is this office building located?
    The property is located at 100 N Queen St Lancaster, PA.
    What is the asking price?
    The asking price for this property is $8,600,000.
    What are key features of this property?
    This property features: Prime Downtown Lancaster Location: Walkable to key attractions, high Walk Score (99/100), and high‑visibility signage exposure (20,000+ vehicles/day).; Significant Size and Flexible Layout: 77,294± SF building suitable for owner‑occupant or investment, including first‑floor retail potential.; Elevator Access and Interior Parking Garage Connection.
    (717) 394-3374 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Corinn Kirchner
    Real Estate License ID: RM425642
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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