Standalone Medical Office
New
For Sale
$350,000
102 Hillcrest Drive, Roaring Spring, PA 16673
Commercial Sale, Roaring Spring, PA
Property Size2,152 SF
Lot Size0.05 Acres
Price / SF$162.64
Days on Market2
Property Features for 102 Hillcrest Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Exterior features
Rain Gutters
Lot features
Year Round Access, Year Round Access
Elementary school district
Spring Cove
Middle school district
Spring Cove
High school district
Spring Cove
Subdivision
Roaring Spring Borough
Standard status
Active
APN
18.00-07..-001.23-000
Size
2,152 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
3532
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1995
Building materials
Brick
Roof type
Shingle
Listing Agency:
Perry Wellington Realty, LLC
(814) 695-5323
Listed By:
Adam Conrad Team
(814) 693-5669
Added: Sep 22
Last Checked: Sep 23 at 9:06AM
MLS# 81338
Copyright © 2026 Allegheny Highland 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.
This standalone medical office property contains 2,152 square feet on a 0.05-acre lot and was built in 1995. The interior includes a waiting room, reception area, multiple exam rooms, and private office space arranged for medical use. Brick construction, a shingle roof, central air, and natural gas forced-air heating are in place.
The building is located near Conemaugh Nason Medical Center in Roaring Spring, Pennsylvania. Public water and public sewer serve the property, while cable service is available. Exterior features include rain gutters, providing a practical base for a medical practice or related professional office use.
The building is located near Conemaugh Nason Medical Center in Roaring Spring, Pennsylvania. Public water and public sewer serve the property, while cable service is available. Exterior features include rain gutters, providing a practical base for a medical practice or related professional office use.
Key Highlights
- 2,152‑square‑foot standalone medical office building
- 0.05‑acre lot with a 1995 construction date
- Waiting room, reception area, multiple exam rooms, and private office space
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
NOI $24,810 @ 7.0% cap · market cap 7.09%
Second Best
Office B
$311.4K
$272.5K – $363.4K
NOI $21,801 @ 7.0% cap · market cap 6.23%
Theoretical Best
Warehouse
$2.61M
$2.29M – $3.05M
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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Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical layout with reception, waiting, exam, and private office areas supports healthcare operations.
Where is this medical office space located?
The property is located at 102 Hillcrest Drive 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 building; 0.05‑acre lot with a 1995 construction date; Waiting room, reception area, multiple exam rooms, and private office space
