Office
For Sale
$1,500,000
1601 Sycamore Road, Montoursville, PA 17754
Commercial Sale, Montoursville, PA
Property Size11,700 SF
Lot Size1.52 Acres
Price / SF$128.21
Days on Market335
Property Features for 1601 Sycamore Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
8
Half bathrooms
8
Rooms
Bathroom 2, Bathroom 6, Bathroom 1, Bathroom 7, Bathroom 3, Bathroom 4, Bathroom 8, Bathroom 5
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Subdivision
Lycoming
Standard status
Active
Size
11,700 SF
Lot size
1.52 Acres
Building Details
Year built
1976
Listing Agency:
Fish Real Estate
(570) 326-1561
Listed By:
Brent Fish · License #RM420632
(570) 893-4220
Added: Oct 22, 2025
Changed: Sep 14
Last Checked: Sep 21 at 2:06AM
MLS# 31727180
Copyright © 2026 Northern Mountains of Pennsylvania MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office building contains 11,700 square feet on a 1.52-acre parcel. Constructed in 1976, the property includes eight bathrooms and is currently fully occupied. The occupancy profile includes a credit tenant.
The property is located at 1601 Sycamore Road in Montoursville, Pennsylvania, within ZIP Code 17754. Its office-building classification supports evaluation as an existing commercial workplace asset rather than vacant land or an undeveloped site.
The property is located at 1601 Sycamore Road in Montoursville, Pennsylvania, within ZIP Code 17754. Its office-building classification supports evaluation as an existing commercial workplace asset rather than vacant land or an undeveloped site.
Key Highlights
- 11,700‑square‑foot office building
- Situated on 1.52 acres
- Built in 1976
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
Office B
$1.93M
$1.69M – $2.25M
NOI $135,047 @ 7.0% cap · market cap 9.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.52M
$2.21M – $2.94M
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
Lease Details
100%
Occupancy
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
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 building - Fully occupied commercial facility with eight bathrooms.
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 $1,500,000.
What are key features of this property?
This property features: 11,700‑square‑foot office building; Situated on 1.52 acres; Built in 1976
