Two-Unit Medical Office
For Sale
$1,200,000
526-528 Independence Road, East Stroudsburg, PA 18301
Separate professional suites support owner occupancy, leasing, or a combination of both.
Property Size6,272 SF
Days on Market44
Property Features for 526-528 Independence Road
General Information
Standard status
Active
Size
6,272 SF
Property subtype
Business
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Taxes and HOA fees
Annual Taxes
$40,050
Building Details
Building Size
6,272 SF
Year Built
2005
Buildings
1
Tenancy
Multi
Listing Agency:
SER Commercial Real Estate, LLC
Listed By:
Brian K Coyne · License #AB068391
(570) 350-3106
Source:
Dpcomgroup
Added: Jul 28
Changed: Sep 5
Last Checked: Sep 9 at 5:16AM
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 SER Commercial Real Estate, LLC
Investment Insights
Based on property information with market context.
This two-unit medical and professional office building was built in 2005 and is configured for separate occupancy. Each unit has private grade-level access, separated utilities, and access to two parking areas. The lower level is currently leased to a dentist, while the upper level is available for owner occupancy or lease.
The property is located just off I-80 Exit 309 along Independence Rd (SR447), in an area dominated by medical practices and regional health systems. Its two-unit layout provides a combination of existing tenancy and additional space for an owner-user or another professional office occupant.
The property is located just off I-80 Exit 309 along Independence Rd (SR447), in an area dominated by medical practices and regional health systems. Its two-unit layout provides a combination of existing tenancy and additional space for an owner-user or another professional office occupant.
Key Highlights
- Two‑unit medical and professional office building built in 2005
- Lower level currently leased to a dentist
- Upper level available for owner occupancy or lease
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
$98,558
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
8.21%
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%
$1,971,160
$2.0M
Cap Rate 7%
$1,407,971
$1.4M
Cap Rate 9%
$1,095,089
$1.1M
Market Conditions
NOI Build-Up for 6,272 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
$150.5K $24.00/SF
− Vacancy
−$19.1K −$3.05/SF
EGI
$131.4K $20.95/SF
− OpEx
−$32.9K −$5.24/SF
NOI
$98.6K $15.71/SF
Area
Monroe County, PA
Vacancy
12.70%
Lease Rate
$24.00 /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%
$1,971,160
Cap Rate 7%
$1,407,971
Cap Rate 9%
$1,095,089
Alternative Uses
Best Use
Office B
$1.41M
$1.23M – $1.64M
NOI $98,558 @ 7.0% cap · market cap 8.21%
Second Best
Healthcare Medical
$1.07M
$934.8K – $1.25M
NOI $74,782 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,411 @ 7.0% cap · market cap 10.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
610
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 18301, PA
29,184
Population
11,125
Households
2.6
Avg Household Size
37
Median Age
34%
College-Educated
89%
High-School Grad
38.1 sq mi
ZIP Area
766
Density / Sq Mi
$90,488
Median Household Income
$40,202
Median Earnings
$1,350
Median Rent
$246,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Separate professional suites support owner occupancy, leasing, or a combination of both.
Where is this medical office space located?
The property is located at 526-528 Independence Road East Stroudsburg, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two‑unit medical and professional office building built in 2005; Lower level currently leased to a dentist; Upper level available for owner occupancy or lease
