Building Details

Year Built 1995

Buildings 1

Building Size 2,152 SF

Listing Agency: Coldwell Banker Town & Country R.E

Listed By: John Hill Real Estate Show Phone

Source: Johnhillhomesearch

Added: Sep 24 Changed: Sep 26 Last Checked: Sep 26 at 6:33AM

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Investment Insights

Based on property information with market context.

This freestanding medical office building contains 2,152 square feet, with a waiting area, reception space, multiple exam rooms, and a private office. Its layout is configured for medical services.

The property is near Conemaugh Nason Medical Center in Roaring Spring, Pennsylvania.

Key Highlights

• 2,152‑square‑foot standalone medical office
• Multiple exam rooms, a waiting area, reception space, and a private office
• Near Conemaugh Nason Medical Center in Roaring Spring, PA

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

$24,810

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

7.09%

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%

$496,200 $496.2K

Cap Rate 7%

$354,429 $354.4K

Cap Rate 9%

$275,667 $275.7K

Market Conditions

NOI Build-Up for 2,152 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

$45.2K $21.00/SF

− Vacancy

−$3.8K −$1.79/SF

EGI

$41.4K $19.22/SF

− OpEx

−$16.5K −$7.69/SF

NOI

$24.8K $11.53/SF

Area

Blair County, PA

Vacancy

8.50%

Lease Rate

$21.00 /SF/Yr

Expense Ratio

40.00%

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%

$496,200

Cap Rate 7%

$354,429

Cap Rate 9%

$275,667

Alternative Uses

Best Use

Healthcare Medical

$354.4K

$310.1K – $413.5K (±1% cap)

NOI $24,810 @ 7.0% cap · market cap 7.09%

Second Best

Office B

$311.4K

$272.5K – $363.4K (±1% cap)

NOI $21,801 @ 7.0% cap · market cap 6.23%

Theoretical Best

Warehouse

$2.61M

$2.29M – $3.05M (±1% cap)

NOI $182,968 @ 7.0% cap · market cap 52.28%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Howard Black, MD Physician UPMC Surgical Associates Physician Dr. Stephen L. ... Physician Stephen Lloyd Schmidt, ... Physician

Suggested Use

Top Pick Real Estate Agency Dental Office Auto Repair Shop Auto Parts Store Law Firm Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Office units

Location Intelligence

Trade Area within ½ mile

281

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 16673, PA

5,317

Population

2,302

Households

2.3

Avg Household Size

44

Median Age

19%

College-Educated

93%

High-School Grad

34.4 sq mi

ZIP Area

155

Density / Sq Mi

$69,119

Median Household Income

$40,691

Median Earnings

$850

Median Rent

$154,700

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this medical office space located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Medical Office Space - Medical layout includes patient reception, exam rooms, and a separate private office.

Where is this medical office space located?

The property is located at 102 Hillcrest Dr Roaring Spring, PA.

What is the asking price?

The asking price for this property is $350,000.

What are key features of this property?

This property features: 2,152‑square‑foot standalone medical office; Multiple exam rooms, a waiting area, reception space, and a private office; Near Conemaugh Nason Medical Center in Roaring Spring, PA