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    Spacious Commercial Space, State College Title is generated by Realmo AI

    2160 A&B SANDY DR., State College, PA 16803

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    For Sale
    $1,500,000

    Commercial Sale - STATE COLLEGE, PA

    Type:Office
    Property size:
    7,880 SF
    Price / SF:
    $190/SF
    Added:
    Jan 22, 2025
    Days on Market:
    480
    Last Refresh:
    May 17 at 8:06 am

    Property Features for 2160 A&B SANDY DR.

    General Information

    Property type
    Other
    Property subtype
    Office
    Parking
    63
    Parking features
    Parking Lot
    Standard status
    Active
    Size
    7,880 SF

    Taxes and HOA fees

    Tax Annual Amount
    23016

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    2008
    Building materials
    Brick

    We can help!

    Listing Contact
    Greg Copenhaver
    Greg Copenhaver

    Listing agent Greg Copenhaver License #RS148892A

    Listing office RE/MAX Centre Realty 1375 Martin Street unit: 100, State College, PA

    Listing date Jan 22, 2025

    MLS# PACE2512924

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Large Space: 7,880 sq ft suitable for various business needs.
    • Excellent Condition: Well‑maintained building built in 2008.
    • Versatile Layout: Includes reception area, private offices, conference room, treatment rooms, locker rooms, and a large open area.
    • Ample Parking: Features a parking lot.
    • Convenient Location: Easy access from anywhere in State College.
    • Comprehensive Condo Fee: $2,500/quarter covers trash, water, sewer, exterior maintenance, snow removal, landscaping, and insurance.

    Overview

    This commercial space, located on Sandy Drive in State College, Pennsylvania, offers 7,880 square feet in a well-constructed building. The layout includes a reception area, private offices, a large conference room, and treatment rooms. It also features men's and women's locker rooms, along with a large open area currently used as a fitness room. The condo fee is $2,500.00 per quarter, covering trash, water, sewer, exterior lighting, snow removal, lawn care and landscaping, exterior building maintenance, parking lot maintenance, exterior building insurance, and liability insurance. The property benefits from excellent parking and easy access from anywhere in State College. The space is suitable for various commercial uses, including office, fitness center, or sports and entertainment purposes.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $1.01M
    NOI $90,955 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.30M
    NOI $90,955 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.82M
    NOI $90,955 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $141.8k $18.00
    − Vacancy −$20.6k −$2.61
    EGI $121.3k $15.39
    − OpEx −$30.3k −$3.85
    NOI $91.0k $11.54
    7,880 SF · lease $18.00/SF/yr · vacancy 14.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $1.30M
    $1.14M – $1.52M (±1% cap)
    NOI $90,955 @ 7.0% cap · market cap 6.06%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $1.74M
    $1.52M – $2.03M (±1% cap)
    NOI $121,824 @ 7.0% cap · market cap 8.12%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Map

    City
    State College
    County
    Centre
    State
    Pennsylvania
    Longitude
    -77.90351
    Latitude
    40.78351

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    FAQs

    What type of property is this?
    Office units - 7,880 SF commercial space with fitness area in State College.
    Where is this office units located?
    The property is located at 2160 A&B SANDY DR. State College, 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: Large Space: 7,880 sq ft suitable for various business needs.; Excellent Condition: Well‑maintained building built in 2008.; Versatile Layout: Includes reception area, private offices, conference room, treatment rooms, locker rooms, and a large open area.
    (814) 280-2597
    We can help!
    Listing Contact
    Greg Copenhaver
    Greg Copenhaver
    Real Estate License ID: RS148892A
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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