Office Condominium in Six-Unit
For Sale
Contact for pricing
1776 S Queen St, York, PA 17403
Office condo in a six-unit complex with signage and visibility, ready for immediate occupancy for smaller office needs.
Property Size1,538 SF
Price / SF$195.06
Days on Market316
Property Features for 1776 S Queen St
General Information
Standard status
Active
Size
1,538 SF
Property subtype
OFFICE
Additional Details
Road Access
Yes
Listing Agency:
Rock Commercial Real Estate
(717) 854-5357
Listed By:
David L. Bode · License #RM423009
(717) 854-8367
Source:
Moodyscre
Added: Nov 4, 2025
Changed: Sep 15
Last Checked: Sep 15 at 9:43AM
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.
Office condominium available within a six-unit complex, offering a professional setting and signage with visibility. The space was previously used as a medical office, but it’s positioned well for a smaller office requirement and is ready for immediate occupancy.
The property is located along South Queen Street (Rt. 74), a heavily traveled corridor that also provides easy access.
With its condominium configuration inside a multi-unit professional setting, this office unit can support a range of smaller office uses seeking a ready-to-occupy space with street-level visibility.
The property is located along South Queen Street (Rt. 74), a heavily traveled corridor that also provides easy access.
With its condominium configuration inside a multi-unit professional setting, this office unit can support a range of smaller office uses seeking a ready-to-occupy space with street-level visibility.
Key Highlights
- 1538 SF office condominium space
- Located in a six‑unit complex with a professional setting
- Signage and visibility along South Queen Street (Rt. 74)
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
$24,520
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
8.17%
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%
$490,400
$490.4K
Cap Rate 7%
$350,286
$350.3K
Cap Rate 9%
$272,444
$272.4K
Market Conditions
NOI Build-Up for 1,538 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
$33.8K $21.96/SF
− Vacancy
−$1.1K −$0.70/SF
EGI
$32.7K $21.26/SF
− OpEx
−$8.2K −$5.31/SF
NOI
$24.5K $15.94/SF
Area
York County, PA
Vacancy
3.20%
Lease Rate
$21.96 /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%
$490,400
Cap Rate 7%
$350,286
Cap Rate 9%
$272,444
Alternative Uses
Best Use
Office B
$350.3K
$306.5K – $408.7K
NOI $24,520 @ 7.0% cap · market cap 8.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$445.3K
$389.6K – $519.5K
NOI $31,171 @ 7.0% cap · market cap 10.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
598
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
View Realmo Analytics
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 units - Office condo in a six-unit complex with signage and visibility, ready for immediate occupancy for smaller office needs.
Where is this office units located?
The property is located at 1776 S Queen St York, PA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 1538 SF office condominium space; Located in a six‑unit complex with a professional setting; Signage and visibility along South Queen Street (Rt. 74)
