Two-Level Medical Office
For Sale
$695,000
393 E Brown St, East Stroudsburg, PA 18301
Medical fit-out includes exam rooms, private offices, imaging rooms, and a surgical suite.
Property Size5,000 SF
Lot Size1.81 Acres
Price / SF$137.73
Days on Market3054
Property Features for 393 E Brown St
General Information
Standard status
Active
Size
5,000 SF
Lot size
1.81 Acres
Property subtype
General Commercial
Zoning
ED
Amenities
3
On Site.
Paved Road, City Road.
Building Details
Year Built
1988
Buildings
1
Stories
2
Building Size
5,000 SF
Listing Agency:
TACM Commerical Realty Inc.
(570) 460-2335
Listed By:
Daniel Lichty · License #RS323839
(570) 460-2335
Source:
Xome
Added: Apr 23, 2018
Changed: Aug 31
Last Checked: Aug 31 at 1:54PM
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 TACM Commerical Realty Inc.
Investment Insights
Based on property information with market context.
This medical office property includes two floors, with grade-level access to both levels. The existing layout features 8 exam rooms, 4 private offices, a surgical suite, a front office and waiting area, plus a lower rear level with 2 suites. Additional improvements include 2 leaded X-ray rooms, 2 bathrooms, a second waiting area, and business offices. The building has previously been configured as 3 separate office suites.
Set on 1.81 acres along E Brown St, the property provides on-site parking and paved city-road access. ED, or Economic Development, zoning allows expansion and uses beyond office occupancy, according to the stated zoning description. The property is located less than 1 mile from LVHN-Pocono Hospital and East Stroudsburg University. Built in 1988, the building offers an established medical-office configuration with flexibility for alternate professional uses.
Set on 1.81 acres along E Brown St, the property provides on-site parking and paved city-road access. ED, or Economic Development, zoning allows expansion and uses beyond office occupancy, according to the stated zoning description. The property is located less than 1 mile from LVHN-Pocono Hospital and East Stroudsburg University. Built in 1988, the building offers an established medical-office configuration with flexibility for alternate professional uses.
Key Highlights
- Medical office property with 2 floors, both accessible from grade level
- Existing layout includes 8 exam rooms, 4 private offices, and a surgical suite
- Lower level contains 2 suites, 2 leaded X‑ray rooms, 2 bathrooms, and business offices
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
$60,164
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
8.66%
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%
$1,203,280
$1.2M
Cap Rate 7%
$859,486
$859.5K
Cap Rate 9%
$668,489
$668.5K
Market Conditions
NOI Build-Up for 5,046 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
$109.0K $21.60/SF
− Vacancy
−$8.7K −$1.73/SF
EGI
$100.3K $19.87/SF
− OpEx
−$40.1K −$7.95/SF
NOI
$60.2K $11.92/SF
Area
Monroe County, PA
Vacancy
8.00%
Lease Rate
$21.60 /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%
$1,203,280
Cap Rate 7%
$859,486
Cap Rate 9%
$668,489
Alternative Uses
Best Use
Office B
$1.13M
$991.2K – $1.32M
NOI $79,293 @ 7.0% cap · market cap 11.41%
Second Best
Healthcare Medical
$859.5K
$752.1K – $1.00M
NOI $60,164 @ 7.0% cap · market cap 8.66%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,724 @ 7.0% cap · market cap 15.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
407
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 18301, PA
29,184
Population
11,125
Households
2.6
Avg Household Size
37
Median Age
34%
College-Educated
89%
High-School Grad
38.1 sq mi
ZIP Area
766
Density / Sq Mi
$90,488
Median Household Income
$40,202
Median Earnings
$1,350
Median Rent
$246,100
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?
Medical Office Space - Medical fit-out includes exam rooms, private offices, imaging rooms, and a surgical suite.
Where is this medical office space located?
The property is located at 393 E Brown St East Stroudsburg, PA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Medical office property with 2 floors, both accessible from grade level; Existing layout includes 8 exam rooms, 4 private offices, and a surgical suite; Lower level contains 2 suites, 2 leaded X‑ray rooms, 2 bathrooms, and business offices
