Office Condominium Complex with Raised Floor
For Sale
Contact for pricing
1600 6th Ave, York, PA 17403
Sixth Avenue Professional Center offers secure entrances, common area restrooms, and a patient drop-off area for office use.
Property Size6,871 SF
Price / SF$139.35
Days on Market53
Property Features for 1600 6th Ave
General Information
Standard status
Active
Size
6,871 SF
Property subtype
OFFICE
Amenities
raised floor system
patient drop-off area
secure entrances
common area restrooms
family waiting areas
Listing Agency:
Rock Commercial Real Estate
(717) 854-5357
Listed By:
David L. Bode · License #RM423009
(717) 854-8367
Source:
Moodyscre
Added: Jul 27
Changed: Sep 8
Last Checked: Sep 16 at 8:50PM
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 Rock Commercial Real Estate
Investment Insights
Based on property information with market context.
Sixth Avenue Professional Center is an office condominium complex designed for professional and medical office use. The building features a raised floor system, secure entrances, and patient drop-off capability. Common area restrooms and family waiting areas support day-to-day visits.
The property is located at 1600 6th Ave in York, PA 17403.
The property is located at 1600 6th Ave in York, PA 17403.
Key Highlights
- Raised floor system for office buildouts
- Secure entrances
- Patient drop‑off area
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
$34,092
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
3.56%
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%
$681,840
$681.8K
Cap Rate 7%
$487,029
$487.0K
Cap Rate 9%
$378,800
$378.8K
Market Conditions
NOI Build-Up for 6,871 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
$60.2K $8.76/SF
− Vacancy
−$3.4K −$0.49/SF
EGI
$56.8K $8.27/SF
− OpEx
−$22.7K −$3.31/SF
NOI
$34.1K $4.96/SF
Area
York County, PA
Vacancy
5.60%
Lease Rate
$8.76 /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%
$681,840
Cap Rate 7%
$487,029
Cap Rate 9%
$378,800
Alternative Uses
Best Use
Office B
$1.56M
$1.37M – $1.83M
NOI $109,544 @ 7.0% cap · market cap 11.44%
Second Best
Healthcare Medical
$487.0K
$426.2K – $568.2K
NOI $34,092 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,258 @ 7.0% cap · market cap 14.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,001
Businesses Nearby
Explore this area
Business Placement
Demographics for 17403, PA
40,344
Population
16,490
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
89%
High-School Grad
20.6 sq mi
ZIP Area
1,958
Density / Sq Mi
$72,233
Median Household Income
$38,105
Median Earnings
$1,072
Median Rent
$206,900
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?
Office units - Sixth Avenue Professional Center offers secure entrances, common area restrooms, and a patient drop-off area for office use.
Where is this office units located?
The property is located at 1600 6th Ave York, PA.
What is the asking price?
The asking price for this property is $957,500.
What are key features of this property?
This property features: Raised floor system for office buildouts; Secure entrances; Patient drop‑off area
