Leased Medical Office
For Sale
$1,300,000
200 S River Street, Plains, PA 18705
Commercial, Plains, PA
Property Size7,759 SF
Price / SF$167.55
Days on Market203
Property Features for 200 S River Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Community Business
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 4, Bathroom 3, Bathroom 2
Elementary school district
Wilkes-Barre
Middle school district
Wilkes-Barre
High school district
Wilkes-Barre
Directions
PA-309 to River Street. Property on left.
Subdivision
Plains Twp-WB Twp-Bear Creek Laflin
Standard status
Active
APN
G10SW2017006-50
Size
7,759 SF
Taxes and HOA fees
Tax Description
Tenants Furniture and Personal Property
Tax Annual Amount
14644
Legal Description
Tenants Furniture and Personal Property
Listing Agency:
Classic Properties Kingston
(570) 718-4959
Listed By:
Charles Kasko · License #AB069814
(570) 690-9687
Added: Feb 12
Changed: Sep 2
Last Checked: Sep 3 at 10:06AM
MLS# 26-496
Copyright © 2026 Luzerne County Association of REALTORS®. 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 medical office property contains 7,759 square feet and is occupied by a single established tenant. The lease is secured through March 2028, providing a defined remaining term for the current occupancy arrangement. Room information identifies four bathrooms within the property.
The building is located at 200 S River Street in Plains, PA 18705, within Luzerne County. Community Business zoning is identified for the site. The combination of medical office use, existing occupancy, documented lease duration, and physical scale provides a clear profile for review by prospective purchasers.
The building is located at 200 S River Street in Plains, PA 18705, within Luzerne County. Community Business zoning is identified for the site. The combination of medical office use, existing occupancy, documented lease duration, and physical scale provides a clear profile for review by prospective purchasers.
Key Highlights
- 7759‑square‑foot medical office space
- Fully leased to a single established tenant
- Lease secured through March, 2028
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
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,966
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18705, PA
14,832
Population
7,268
Households
2
Avg Household Size
44
Median Age
23%
College-Educated
88%
High-School Grad
5.0 sq mi
ZIP Area
2,966
Density / Sq Mi
$61,293
Median Household Income
$35,965
Median Earnings
$1,006
Median Rent
$122,800
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 - One established occupant holds the premises under lease through March 2028.
Where is this medical office space located?
The property is located at 200 S River Street 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: 7759‑square‑foot medical office space; Fully leased to a single established tenant; Lease secured through March, 2028
