Medical Office Building with Five
For Sale
Contact for pricing
2449 West Philadelphia Street, York, PA 17404
Five treatment rooms, reception, lounge, staff kitchen, and executive office support varied clinical layouts.
Property Size2,008 SF
Price / SF$161.85
Days on Market143
Property Features for 2449 West Philadelphia Street
General Information
Standard status
Active
Size
2,008 SF
Total Parking Spaces
16
Property subtype
Office
Zoning
Professional Office Zone (PO)
Building Details
Year Built
1984
Buildings
1
Construction
brick
Listing Agency:
ROCK Commercial Real Estate
(717) 819-2825
Listed By:
David Bode · License #PA RM423009
Source:
Crexi
Added: Apr 12
Changed: Aug 29
Last Checked: Aug 31 at 1:44PM
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 ROCK Commercial Real Estate
Investment Insights
Based on property information with market context.
This medical office building offers five office, examination, or treatment rooms arranged around a centralized reception and common area. Additional improvements include a patient lounge, staff workspace with kitchen, and private executive office. Exam sinks can be removed for office-oriented occupancy. The interior features custom flooring, crown moulding, and built-in cabinetry, while the exterior is finished in brick.
The property is located on West Philadelphia Street in West York, near East Berlin Road, also identified as Route 234. York Medical Spa Anti-Aging Center currently occupies the space and is relocating. The existing configuration provides a functional base for medical, treatment, or general office use.
The property is located on West Philadelphia Street in West York, near East Berlin Road, also identified as Route 234. York Medical Spa Anti-Aging Center currently occupies the space and is relocating. The existing configuration provides a functional base for medical, treatment, or general office use.
Key Highlights
- Five office, exam, or treatment rooms
- Patient lounge, centralized reception, staff kitchen, and private executive office
- Exam sinks can be removed for office‑oriented use
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
$9,963
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
3.07%
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%
$199,260
$199.3K
Cap Rate 7%
$142,329
$142.3K
Cap Rate 9%
$110,700
$110.7K
Market Conditions
NOI Build-Up for 2,008 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
$17.6K $8.76/SF
− Vacancy
−$985 −$0.49/SF
EGI
$16.6K $8.27/SF
− OpEx
−$6.6K −$3.31/SF
NOI
$10.0K $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%
$199,260
Cap Rate 7%
$142,329
Cap Rate 9%
$110,700
Alternative Uses
Best Use
Office B
$457.3K
$400.2K – $533.6K
NOI $32,013 @ 7.0% cap · market cap 9.85%
Second Best
Healthcare Medical
$142.3K
$124.5K – $166.1K
NOI $9,963 @ 7.0% cap · market cap 3.07%
Theoretical Best
Office A
$581.4K
$508.7K – $678.3K
NOI $40,697 @ 7.0% cap · market cap 12.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17404, PA
37,745
Population
15,716
Households
2.4
Avg Household Size
38
Median Age
30%
College-Educated
89%
High-School Grad
21.5 sq mi
ZIP Area
1,756
Density / Sq Mi
$75,882
Median Household Income
$43,408
Median Earnings
$1,136
Median Rent
$176,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Five treatment rooms, reception, lounge, staff kitchen, and executive office support varied clinical layouts.
Where is this medical office space located?
The property is located at 2449 West Philadelphia Street York, PA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Five office, exam, or treatment rooms; Patient lounge, centralized reception, staff kitchen, and private executive office; Exam sinks can be removed for office‑oriented use
