Medical Office Suite with Exam
For Sale
$299,900
195 Stock St Unit 305, Hanover, PA 17331
Medical office suite featuring four exam rooms, designated patient areas, and dedicated employee and office space.
Property Size2,230 SF
Price / SF$134.48
Days on Market57
Property Features for 195 Stock St Unit 305
General Information
Standard status
Active
Size
2,230 SF
Amenities
elevators
sheltered entrances
performing arts center
Building Details
Year Built
1896
Tenancy
Multi
Listing Agency:
Keller Williams Keystone Realty
Listed By:
Adam W Flinchbaugh
Source:
Soldbypattie
Added: Jul 25
Changed: Sep 8
Last Checked: Sep 18 at 10:23AM
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 Keller Williams Keystone Realty
Investment Insights
Based on property information with market context.
This medical office suite is currently configured with four exam rooms, designated patient check-in and check-out areas, and a waiting room for patient visits. The space also includes employee workstations, two private offices, and three restrooms, providing a complete setup for day-to-day operations.
The suite is located within the Eichelberger Building, which merges healthcare, professional services, and the arts. The building offers more than 220 parking spaces, two elevators, and sheltered entrances to support visitor access and comfort.
Units are available for purchase individually or as part of a package, offering flexibility for buyers seeking a single suite or multiple office holdings.
The suite is located within the Eichelberger Building, which merges healthcare, professional services, and the arts. The building offers more than 220 parking spaces, two elevators, and sheltered entrances to support visitor access and comfort.
Units are available for purchase individually or as part of a package, offering flexibility for buyers seeking a single suite or multiple office holdings.
Key Highlights
- Year built 1896 medical office building
- Currently configured with 4 exam rooms and designated patient check‑in and check‑out areas
- Includes waiting room, employee workstations, and 2 private offices
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
$11,065
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
3.69%
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%
$221,300
$221.3K
Cap Rate 7%
$158,071
$158.1K
Cap Rate 9%
$122,944
$122.9K
Market Conditions
NOI Build-Up for 2,230 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
$19.5K $8.76/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$18.4K $8.27/SF
− OpEx
−$7.4K −$3.31/SF
NOI
$11.1K $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%
$221,300
Cap Rate 7%
$158,071
Cap Rate 9%
$122,944
Alternative Uses
Best Use
Office B
$507.9K
$444.4K – $592.6K
NOI $35,553 @ 7.0% cap · market cap 11.85%
Second Best
Healthcare Medical
$158.1K
$138.3K – $184.4K
NOI $11,065 @ 7.0% cap · market cap 3.69%
Theoretical Best
Office A
$645.7K
$565.0K – $753.3K
NOI $45,196 @ 7.0% cap · market cap 15.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,579
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17331, PA
55,458
Population
23,528
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
90%
High-School Grad
74.4 sq mi
ZIP Area
745
Density / Sq Mi
$76,661
Median Household Income
$45,168
Median Earnings
$1,127
Median Rent
$228,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office suite featuring four exam rooms, designated patient areas, and dedicated employee and office space.
Where is this medical office space located?
The property is located at 195 Stock St Unit 305 Hanover, PA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Year built 1896 medical office building; Currently configured with 4 exam rooms and designated patient check‑in and check‑out areas; Includes waiting room, employee workstations, and 2 private offices
