Medical Office Building with Flexible
For Sale
$2,100,000
640 E OREGON Road, Lititz, PA 17543
Commercial Sale, LITITZ, PA
Property Size7,501 SF
Lot Size1.50 Acres
Price / SF$279.96
Days on Market517
Property Features for 640 E OREGON Road
General Information
Property type
Other
Property subtype
Office
Parking
45
Parking features
Parking Lot
Elementary school district
MANHEIM TOWNSHIP
Middle school district
MANHEIM TOWNSHIP
High school district
MANHEIM TOWNSHIP
Standard status
Active
Lot size
1.50 Acres
Taxes and HOA fees
Tax Annual Amount
3329
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
heavy power
separate entrances
Building Details
Year built
1978
Building materials
Brick
Listing Agency:
Bennett Williams Realty, Inc.
(717) 843-5555
Listed By:
Jeffrey Christian Herr · License #RS339386
(717) 471-4153
Added: Apr 10, 2025
Changed: Sep 5
Last Checked: Sep 8 at 10:06AM
MLS# PALA2067902
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 7,501-square-foot medical office property in Manheim Township was built in 1978 with brick construction, central heating, and central air. The interior can be configured as three suites measuring 3,120 square feet, 2,800 square feet, and 1,581 square feet, each with its own entrance. Heavy power supports imaging and other medical equipment, while the on-site parking lot provides approximately 45 spaces.
The property is located at 640 E OREGON Road in Lititz, Pennsylvania, with access to Routes 501, 272, and 222. Route 30 is approximately 10 minutes away via Route 222. The 1.5-acre setting and flexible suite arrangement support medical office use with options for a single occupant or multiple practices.
The property is located at 640 E OREGON Road in Lititz, Pennsylvania, with access to Routes 501, 272, and 222. Route 30 is approximately 10 minutes away via Route 222. The 1.5-acre setting and flexible suite arrangement support medical office use with options for a single occupant or multiple practices.
Key Highlights
- 7,501 sf medical office building in Manheim Township
- Three potential suites: 3,120 sf, 2,800 sf, and 1,581 sf
- Separate entrances for each proposed suite
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
$124,186
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
5.91%
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%
$2,483,720
$2.5M
Cap Rate 7%
$1,774,086
$1.8M
Cap Rate 9%
$1,379,844
$1.4M
Market Conditions
NOI Build-Up for 7,501 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
$192.6K $25.68/SF
− Vacancy
−$27.0K −$3.61/SF
EGI
$165.6K $22.07/SF
− OpEx
−$41.4K −$5.52/SF
NOI
$124.2K $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%
$2,483,720
Cap Rate 7%
$1,774,086
Cap Rate 9%
$1,379,844
Alternative Uses
Best Use
Office B
$1.77M
$1.55M – $2.07M
NOI $124,186 @ 7.0% cap · market cap 5.91%
Second Best
Healthcare Medical
$1.56M
$1.37M – $1.82M
NOI $109,461 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$2.51M
$2.20M – $2.93M
NOI $175,954 @ 7.0% cap · market cap 8.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17543, PA
45,320
Population
18,762
Households
2.4
Avg Household Size
45
Median Age
40%
College-Educated
93%
High-School Grad
66.0 sq mi
ZIP Area
687
Density / Sq Mi
$94,609
Median Household Income
$53,146
Median Earnings
$1,347
Median Rent
$321,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office space offers separate suite access, on-site parking, and heavy power for imaging and other equipment.
Where is this medical office space located?
The property is located at 640 E OREGON Road Lititz, PA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 7,501 sf medical office building in Manheim Township; Three potential suites: 3,120 sf, 2,800 sf, and 1,581 sf; Separate entrances for each proposed suite
