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    Established Optical Practice Opportunity Title is generated by Realmo AI

    2201-3 W 38th St, Erie, PA 16506

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    Longstanding optical practice for sale with 35+ year history.

    Type:Office
    Property size:
    6,000 SF
    Price / SF:
    $155/SF
    Added:
    Mar 18, 2026
    Days on Market:
    113
    Last Refresh:
    Jun 27 at 9:22 pm

    Property Features for 2201-3 W 38th St

    General Information

    Standard status
    Active
    Size
    6,000 SF
    Property subtype
    Office

    Building Details

    Year Built
    1992

    We can help!

    Contact an agent
    Christopher Biuso

    Listing office Marcus & Millichap - Orlando

    Listing date Mar 18, 2026

    Source Crexi

    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 Marcus & Millichap - Orlando

    HighLights

    • Longstanding optical practice, perfect for continued use.
    • Benefit from a 35+ year operating history.
    • Built in 1992.

    Overview

    This commercial property, suitable for medical office space or general office use, presents an opportunity to acquire a location with a 35+ year operating history as an optical practice. The property offers 6000 square feet of space.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    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.

    Component $ $/SF
    Gross rent $135.4k $22.56
    − Vacancy −$30.6k −$5.10
    EGI $104.8k $17.46
    − OpEx −$26.2k −$4.37
    NOI $78.6k $13.10
    6,000 SF · lease $22.56/SF/yr · vacancy 22.60% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.12M
    $982.2K – $1.31M (±1% cap)
    NOI $78,576 @ 7.0% cap · market cap 8.43%
    Second Best
    Healthcare Medical
    $1.06M
    $924.0K – $1.23M (±1% cap)
    NOI $73,917 @ 7.0% cap · market cap 7.93%
    Theoretical Best
    Office A
    $1.49M
    $1.30M – $1.74M (±1% cap)
    NOI $104,198 @ 7.0% cap · market cap 11.18%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Medical Office Space

    Suggested Use

    Real Estate Agency Law Firm Dental Office Hair Salon Restaurant Spa & Massage Center Nail Salon Kitchen & Bath Showroom Building Supply Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Animal Kingdom Pet Hospital — 2222 E 38th St, Erie, PA 16510
    • Ramey Kevin DVM — 2222 E 38th St, Erie, PA 16510
    • Dr. Elizabeth Piersol — 2222 E 38th St, Erie, PA 16510
    • Reamer Valerie DVM — 2222 E 38th St, Erie, PA 16510, United States
    • Konzel Theresa M DVM — 2222 E 38th St, Erie, PA 16510

    Location Insight

    • Map
    • Local Demand
    City
    Erie
    County
    Erie
    State
    Pennsylvania
    Longitude
    -80.019036
    Latitude
    42.119496

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    FAQs

    What type of property is this?
    Medical Office Space - Longstanding optical practice for sale with 35+ year history.
    Where is this medical office space located?
    The property is located at 2201-3 W 38th St Erie, PA.
    What is the asking price?
    The asking price for this property is $932,000.
    What are key features of this property?
    This property features: Longstanding optical practice, perfect for continued use.; Benefit from a 35+ year operating history.; Built in 1992.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Christopher Biuso
    Real Estate License ID: Fl SL3424071
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