Building Details

Year Built 1980

Buildings 1

Listing Agency: Priority One Real Estate Team, LLC

Listed By: Lisa A. Lapos · License #RM423442 Show Phone

Source: Cummingsrealtors

Added: Sep 10 Changed: Sep 13 Last Checked: Sep 13 at 2:39PM

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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 Priority One Real Estate Team, LLC

Investment Insights

Based on property information with market context.

This 2,884-square-foot office building, constructed in 1980, provides a flexible setting for professional operations. The interior can be configured for 2–3 office suites and includes rough plumbing for a future kitchen, creating a documented pathway for residential conversion or a live-work arrangement.

The property is located at 350 N Pine Street along State Route 902 in Summit Hill, Pennsylvania. Parking includes a garage accommodating up to 4 vehicles, 6 additional off-street spaces, and nearby on-street parking. The combination of adaptable interior space, dedicated parking, and frontage along the route supports a range of office-oriented configurations.

Key Highlights

• 2,884‑square‑foot office building constructed in 1980
• Interior layout can be divided into 2–3 office suites
• Rough plumbing is in place for a future kitchen

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

$15,657

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

6.96%

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%

$313,140 $313.1K

Cap Rate 7%

$223,671 $223.7K

Cap Rate 9%

$173,967 $174.0K

Market Conditions

NOI Build-Up for 2,884 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

$22.5K $7.80/SF

− Vacancy

−$1.6K −$0.56/SF

EGI

$20.9K $7.24/SF

− OpEx

−$5.2K −$1.81/SF

NOI

$15.7K $5.43/SF

Area

Carbon County, PA

Vacancy

7.20%

Lease Rate

$7.80 /SF/Yr

Expense Ratio

25.00%

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%

$313,140

Cap Rate 7%

$223,671

Cap Rate 9%

$173,967

Alternative Uses

Best Use

Mixed Use

$402.3K

$352.0K – $469.4K (±1% cap)

NOI $28,162 @ 7.0% cap · market cap 12.52%

Second Best

Office B

$223.7K

$195.7K – $261.0K (±1% cap)

NOI $15,657 @ 7.0% cap · market cap 6.96%

Theoretical Best

Specialty Retail

$566.6K

$495.8K – $661.0K (±1% cap)

NOI $39,661 @ 7.0% cap · market cap 17.63%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Carbon Engineering Inc Engineer

Suggested Use

Top Pick Real Estate Agency Law Firm Restaurant Pharmacy Grocery & Convenience Store Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

148

Businesses Nearby

Explore this area Business Placement

Demographics for 18250, PA

3,046

Population

1,312

Households

2.3

Avg Household Size

43

Median Age

8%

College-Educated

94%

High-School Grad

10.5 sq mi

ZIP Area

290

Density / Sq Mi

$66,685

Median Household Income

$38,981

Median Earnings

$1,172

Median Rent

$99,100

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office building - Flexible floor plan supports professional office use and potential live-work conversion.

Where is this office building located?

The property is located at 350 N PINE STREET Summit Hill, PA.

What is the asking price?

The asking price for this property is $224,900.

What are key features of this property?

This property features: 2,884‑square‑foot office building constructed in 1980; Interior layout can be divided into 2–3 office suites; Rough plumbing is in place for a future kitchen