Building Details

Year Built 1976

Listing Agency: Fish Real Estate, Inc.

Listed By: Brent Fish · License #RM420632 Show Phone

Source: Elkaimpropertygroup

Added: Sep 25, 2025 Changed: Sep 14 Last Checked: Sep 24 at 10:44AM

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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

$135,047

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

9.00%

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%

$2,700,940 $2.7M

Cap Rate 7%

$1,929,243 $1.9M

Cap Rate 9%

$1,500,522 $1.5M

Market Conditions

NOI Build-Up for 11,700 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

$210.6K $18.00/SF

− Vacancy

−$30.5K −$2.61/SF

EGI

$180.1K $15.39/SF

− OpEx

−$45.0K −$3.85/SF

NOI

$135.0K $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%

$2,700,940

Cap Rate 7%

$1,929,243

Cap Rate 9%

$1,500,522

Alternative Uses

Best Use

Healthcare Medical

$2.00M

$1.75M – $2.33M (±1% cap)

NOI $139,948 @ 7.0% cap · market cap 9.33%

Second Best

Office B

$1.93M

$1.69M – $2.25M (±1% cap)

NOI $135,047 @ 7.0% cap · market cap 9.00%

Theoretical Best

Office A

$2.52M

$2.21M – $2.94M (±1% cap)

NOI $176,500 @ 7.0% cap · market cap 11.77%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Office buildings

Suggested Use

Top Pick Law Firm Hair Salon Kitchen & Bath Showroom Plumbing Service (Bike/Boat/Book/etc) Store Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

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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 Rd Montoursville, PA.

What is the asking price?

The asking price for this property is $1,500,000.

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.