Leased Medical Office
For Sale
$1,300,000
200 S River St, Plains, PA 18702
Fully leased medical office with long-term tenant in place.
Property Size7,759 SF
Price / SF$167.55
Days on Market153
Property Features for 200 S River St
General Information
Standard status
Active
Size
7,759 SF
Taxes and HOA fees
Annual Taxes
$14,643
Listing Agency:
Classic Properties Kingston
(570) 690-9687
Listed By:
Charles Kasko · License #RS357731
(570) 690-9687
Source:
Exprealty
Added: Mar 25
Changed: Aug 23
Last Checked: Aug 22 at 1:48PM
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 Classic Properties Kingston
Investment Insights
Based on property information with market context.
This fully leased medical office investment property features a single, established tenant. The lease is secured through March 2028, providing stable income and cash flow. The property benefits from an excellent, high-visibility location. Interior features include a basement, conference room, emergency lighting, handicap features, and a lunch room. The property is located in a high-traffic area.
Key Highlights
- Fully leased medical office with a single, established tenant
- Lease secured through March 2028, providing stable income
- Immediate cash flow and near‑term certainty for investors
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
$92,009
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
7.08%
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%
$1,840,180
$1.8M
Cap Rate 7%
$1,314,414
$1.3M
Cap Rate 9%
$1,022,322
$1.0M
Market Conditions
NOI Build-Up for 7,759 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
$170.4K $21.96/SF
− Vacancy
−$17.0K −$2.20/SF
EGI
$153.3K $19.76/SF
− OpEx
−$61.3K −$7.91/SF
NOI
$92.0K $11.86/SF
Area
Luzerne County, PA
Vacancy
10.00%
Lease Rate
$21.96 /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%
$1,840,180
Cap Rate 7%
$1,314,414
Cap Rate 9%
$1,022,322
Alternative Uses
Best Use
Office B
$1.96M
$1.71M – $2.28M
NOI $136,883 @ 7.0% cap · market cap 10.53%
Second Best
Healthcare Medical
$1.31M
$1.15M – $1.53M
NOI $92,009 @ 7.0% cap · market cap 7.08%
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $172,064 @ 7.0% cap · market cap 13.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,966
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18702, PA
42,133
Population
19,738
Households
2.1
Avg Household Size
40
Median Age
23%
College-Educated
87%
High-School Grad
78.1 sq mi
ZIP Area
539
Density / Sq Mi
$54,892
Median Household Income
$36,911
Median Earnings
$971
Median Rent
$115,700
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 - Fully leased medical office with long-term tenant in place.
Where is this medical office space located?
The property is located at 200 S River St Plains, PA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Fully leased medical office with a single, established tenant; Lease secured through March 2028, providing stable income; Immediate cash flow and near‑term certainty for investors
