Office Building with Private
New
For Sale
$800,000
6 S CHURCH STREET, Quarryville, PA 17566
Built in 1954, the property offers conference rooms and open work areas for professional office use.
Property Size4,332 SF
Price / SF$184.67
Days on Market6
Property Features for 6 S CHURCH STREET
General Information
Standard status
Active
Size
4,332 SF
Property subtype
Commercial
Building Details
Year Built
1954
Listing Agency:
U.S. Commercial Realty
(717) 575-7279
Listed By:
Matthew M Czaus
(717) 575-7279
Source:
Cummingsrealtors
Added: Aug 18
Changed: Aug 22
Last Checked: Aug 22 at 3:25AM
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 U.S. Commercial Realty
Investment Insights
Based on property information with market context.
This approximately 4,332-square-foot office building was constructed in 1954 and previously served as an insurance office. The interior includes multiple private offices, conference rooms, and open cubicle areas, creating a varied workplace configuration for professional office operations.
Located at 6 S Church Street in Quarryville, Pennsylvania, the property is offered for sale. Its existing mix of enclosed rooms, meeting space, and open work areas provides a defined office layout within an established commercial building.
Located at 6 S Church Street in Quarryville, Pennsylvania, the property is offered for sale. Its existing mix of enclosed rooms, meeting space, and open work areas provides a defined office layout within an established commercial building.
Key Highlights
- Approximately 4,332 SF of office space
- Multiple private offices for individual work areas
- Conference rooms included in the existing layout
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
$71,720
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
8.97%
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%
$1,434,400
$1.4M
Cap Rate 7%
$1,024,571
$1.0M
Cap Rate 9%
$796,889
$796.9K
Market Conditions
NOI Build-Up for 4,332 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
$111.2K $25.68/SF
− Vacancy
−$15.6K −$3.61/SF
EGI
$95.6K $22.07/SF
− OpEx
−$23.9K −$5.52/SF
NOI
$71.7K $16.56/SF
Area
Lancaster County, PA
Vacancy
14.04%
Lease Rate
$25.68 /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%
$1,434,400
Cap Rate 7%
$1,024,571
Cap Rate 9%
$796,889
Alternative Uses
Best Use
Office B
$1.02M
$896.5K – $1.20M
NOI $71,720 @ 7.0% cap · market cap 8.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.45M
$1.27M – $1.69M
NOI $101,617 @ 7.0% cap · market cap 12.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
421
Businesses Nearby
Explore this area
Business Placement
Demographics for 17566, PA
12,724
Population
4,367
Households
2.9
Avg Household Size
36
Median Age
20%
College-Educated
80%
High-School Grad
59.6 sq mi
ZIP Area
213
Density / Sq Mi
$73,545
Median Household Income
$41,802
Median Earnings
$1,229
Median Rent
$284,300
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?
Office building - Built in 1954, the property offers conference rooms and open work areas for professional office use.
Where is this office building located?
The property is located at 6 S CHURCH STREET Quarryville, PA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Approximately 4,332 SF of office space; Multiple private offices for individual work areas; Conference rooms included in the existing layout
