Medical Office with
New
For Sale
$250,000
1170 W MAIN STREET, Valley View, PA 17983
Paved parking is provided on both sides of the building, along with a small kitchenette and bathrooms.
Property Size2,200 SF
Price / SF$113.64
Days on Market6
Property Features for 1170 W MAIN STREET
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Commercial
Amenities
drive through window
open floor concept
wrap around office space
vault
small kitchenette
bathrooms
ample overhead lighting
Building Details
Year Built
1970
Buildings
1
Listing Agency:
United Country Magnolia Realty Services
(717) 362-4663
Listed By:
Valerie Specht
(717) 362-4663
Source:
Cummingsrealtors
Added: Aug 18
Changed: Aug 22
Last Checked: Aug 23 at 8:12AM
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 United Country Magnolia Realty Services
Investment Insights
Based on property information with market context.
This 2,200-square-foot medical office building was constructed in 1970 and most recently operated as an optometrist office. The layout includes an open central area, perimeter office rooms, a vault, small kitchenette, and bathrooms. A drive-through window provides an additional functional feature, while overhead lighting supports the interior workspace. The property also has a newer roof and propane-based heating and cooling.
Located on Route 25 and Main Street in Valley View, the building is identified as 1170 W MAIN STREET, VALLEY VIEW, PA 17983. Paved parking is available in front of the office and behind it. The original bank construction and subsequent optometrist use provide established features for continued medical-office or office operations.
Located on Route 25 and Main Street in Valley View, the building is identified as 1170 W MAIN STREET, VALLEY VIEW, PA 17983. Paved parking is available in front of the office and behind it. The original bank construction and subsequent optometrist use provide established features for continued medical-office or office operations.
Key Highlights
- 2,200‑square‑foot medical office building constructed in 1970
- Drive‑through window and paved parking in front and behind the building
- Open layout with wraparound office space and an existing vault
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
$21,384
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
8.55%
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%
$427,680
$427.7K
Cap Rate 7%
$305,486
$305.5K
Cap Rate 9%
$237,600
$237.6K
Market Conditions
NOI Build-Up for 2,200 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
$39.6K $18.00/SF
− Vacancy
−$4.0K −$1.80/SF
EGI
$35.6K $16.20/SF
− OpEx
−$14.3K −$6.48/SF
NOI
$21.4K $9.72/SF
Area
Schuylkill County, PA
Vacancy
10.00%
Lease Rate
$18.00 /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%
$427,680
Cap Rate 7%
$305,486
Cap Rate 9%
$237,600
Alternative Uses
Best Use
Healthcare Medical
$305.5K
$267.3K – $356.4K
NOI $21,384 @ 7.0% cap · market cap 8.55%
Second Best
Office B
$255.4K
$223.5K – $298.0K
NOI $17,879 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$330.0K
$288.8K – $385.0K
NOI $23,100 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
87
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17983, PA
1,521
Population
647
Households
2.4
Avg Household Size
47
Median Age
16%
College-Educated
92%
High-School Grad
2.7 sq mi
ZIP Area
563
Density / Sq Mi
$69,722
Median Household Income
$45,423
Median Earnings
$1,018
Median Rent
$147,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Paved parking is provided on both sides of the building, along with a small kitchenette and bathrooms.
Where is this medical office space located?
The property is located at 1170 W MAIN STREET Valley View, PA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 2,200‑square‑foot medical office building constructed in 1970; Drive‑through window and paved parking in front and behind the building; Open layout with wraparound office space and an existing vault
