Loyalsock Township Office
For Sale
$1,290,000
1601 Sycamore Road, Montoursville, PA 17754
Two-story office building in Loyalsock Township with long-term tenant.
Property Size10,000 SF
Price / SF$129
Days on Market320
Property Features for 1601 Sycamore Road
General Information
Standard status
Active
Size
10,000 SF
Total Parking Spaces
25
Property subtype
Mixed Use
Building Details
Building Size
10,000 SF
Listing Agency:
RE/MAX
(570) 220-4731
Listed By:
John Brindger · License #PA - RS22139OL
(570) 220-4731
Source:
Remaxcommercial
Added: Sep 25, 2025
Changed: Aug 8
Last Checked: May 8 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 RE/MAX
Investment Insights
Based on property information with market context.
This two-story office building is located in Loyalsock Township and features off-street parking and an elevator. The property is currently occupied by a single, long-term tenant. The building is situated in a desirable location on Sycamore Road, across from Dental Care Associates.
Key Highlights
- Prime office building in desirable Loyalsock Township.
- Single, long‑term tenant in place.
- Two‑story building with elevator.
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
$115,425
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
8.95%
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%
$2,308,500
$2.3M
Cap Rate 7%
$1,648,929
$1.6M
Cap Rate 9%
$1,282,500
$1.3M
Market Conditions
NOI Build-Up for 10,000 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
$180.0K $18.00/SF
− Vacancy
−$26.1K −$2.61/SF
EGI
$153.9K $15.39/SF
− OpEx
−$38.5K −$3.85/SF
NOI
$115.4K $11.54/SF
Area
Lycoming County, PA
Vacancy
14.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,308,500
Cap Rate 7%
$1,648,929
Cap Rate 9%
$1,282,500
Alternative Uses
Best Use
Healthcare Medical
$1.71M
$1.50M – $1.99M
NOI $119,614 @ 7.0% cap · market cap 9.27%
Second Best
Office B
$1.65M
$1.44M – $1.92M
NOI $115,425 @ 7.0% cap · market cap 8.95%
Theoretical Best
Office A
$2.16M
$1.89M – $2.51M
NOI $150,854 @ 7.0% cap · market cap 11.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
123
Businesses Nearby
Explore this area
Business Placement
Demographics for 17754, PA
12,458
Population
5,381
Households
2.3
Avg Household Size
47
Median Age
30%
College-Educated
94%
High-School Grad
60.1 sq mi
ZIP Area
207
Density / Sq Mi
$72,298
Median Household Income
$42,096
Median Earnings
$968
Median Rent
$249,400
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?
Office building - Two-story office building in Loyalsock Township with long-term tenant.
Where is this office building located?
The property is located at 1601 Sycamore Road Montoursville, PA.
What is the asking price?
The asking price for this property is $1,290,000.
What are key features of this property?
This property features: Prime office building in desirable Loyalsock Township.; Single, long‑term tenant in place.; Two‑story building with elevator.
