Medical Office Building with Outdoor
For Sale
Contact for pricing
50 Wyntre Brooke Dr, York, PA 17403
Nicely maintained two-story medical facility with at-grade access to each level and a deck/terrace for outdoor patient use.
Property Size5,016 SF
Price / SF$128.99
Days on Market313
Property Features for 50 Wyntre Brooke Dr
General Information
Standard status
Active
Size
5,016 SF
Property subtype
OFFICE
Amenities
deck
terrace
monument signage
Building Details
Buildings
1
Stories
2
Tenancy
Single
Listing Agency:
Rock Commercial Real Estate
(717) 854-5357
Listed By:
Patten Mills · License #RS352792
(717) 854-4287
Source:
Moodyscre
Added: Nov 4, 2025
Changed: Sep 5
Last Checked: Sep 13 at 7:56AM
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.
Nicely maintained two-story medical office building in a quiet, tree-lined, park-like setting. The property offers at-grade access to each level, creating flexibility to utilize the building as two tenant spaces if desired. The lower level includes a reception and waiting area, lunchroom, lab area, two private offices, two open work areas, and mechanical rooms/storage, with restrooms on the level. The upper level features its own reception and waiting area, lab area, four exam rooms, three private offices, an open workspace, and direct access to the deck, with restrooms on the upper level as well.
Outdoor space is provided by the large deck and terrace, accessible from the upper level. Monument signage is located at each entrance from Wyntre Brooke Drive.
The current occupant is Wellspan, which is leaving end of January, presenting an opportunity for immediate planning of new medical or office use within the existing layout.
Outdoor space is provided by the large deck and terrace, accessible from the upper level. Monument signage is located at each entrance from Wyntre Brooke Drive.
The current occupant is Wellspan, which is leaving end of January, presenting an opportunity for immediate planning of new medical or office use within the existing layout.
Key Highlights
- 5,016 SF two‑story medical office building with at‑grade access to each level
- Large deck and terrace provide outdoor space with direct access from the upper level
- Lower level layout includes reception and waiting, lunchroom, lab area, offices, open work areas, and mechanical/storage
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
$24,888
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
3.85%
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%
$497,760
$497.8K
Cap Rate 7%
$355,543
$355.5K
Cap Rate 9%
$276,533
$276.5K
Market Conditions
NOI Build-Up for 5,016 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
$43.9K $8.76/SF
− Vacancy
−$2.5K −$0.49/SF
EGI
$41.5K $8.27/SF
− OpEx
−$16.6K −$3.31/SF
NOI
$24.9K $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%
$497,760
Cap Rate 7%
$355,543
Cap Rate 9%
$276,533
Alternative Uses
Best Use
Office B
$1.14M
$999.6K – $1.33M
NOI $79,970 @ 7.0% cap · market cap 12.36%
Second Best
Healthcare Medical
$355.5K
$311.1K – $414.8K
NOI $24,888 @ 7.0% cap · market cap 3.85%
Theoretical Best
Office A
$1.45M
$1.27M – $1.69M
NOI $101,662 @ 7.0% cap · market cap 15.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
691
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17403, PA
40,344
Population
16,490
Households
2.4
Avg Household Size
37
Median Age
32%
College-Educated
89%
High-School Grad
20.6 sq mi
ZIP Area
1,958
Density / Sq Mi
$72,233
Median Household Income
$38,105
Median Earnings
$1,072
Median Rent
$206,900
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Nicely maintained two-story medical facility with at-grade access to each level and a deck/terrace for outdoor patient use.
Where is this medical office space located?
The property is located at 50 Wyntre Brooke Dr York, PA.
What is the asking price?
The asking price for this property is $647,000.
What are key features of this property?
This property features: 5,016 SF two‑story medical office building with at‑grade access to each level; Large deck and terrace provide outdoor space with direct access from the upper level; Lower level layout includes reception and waiting, lunchroom, lab area, offices, open work areas, and mechanical/storage
