Vacant Medical Office
For Sale
$1,800,000
65 Dolby St, Clarion, PA 16214
The property includes a lobby, efficient floor plans, and mixed-use commercial zoning.
Property Size9,576 SF
Price / SF$187.97
Days on Market68
Property Features for 65 Dolby St
General Information
Standard status
Active
Size
9,576 SF
Property subtype
Retail
Zoning
Mixed Use Commercial
Building Details
Building Size
9,576 SF
Year Built
2014
Buildings
1
Stories
1
Listing Agency:
(814) 532-6186
Listed By:
Perry Russ · License #PA #RM425579
Source:
Zamias
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 5:32PM
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 Perry Russ
Investment Insights
Based on property information with market context.
This 9,576-square-foot medical office property occupies a single-story building constructed in 2014. The interior includes an efficient floor plan and an elegant lobby, while the building is currently vacant. Mixed-use commercial zoning allows a broad range of commercial uses.
Located at 65 Dolby St in Clarion, Pennsylvania, the property provides access to nearby businesses, government buildings, schools, and outdoor recreation. The surrounding retail corridor includes Walmart Supercenter, Dunham’s Sports, Harbor Freight Tools, Dollar Tree, and Dollar General. The trade area is supported by more than 11,200 residents and 8,900 employees.
Located at 65 Dolby St in Clarion, Pennsylvania, the property provides access to nearby businesses, government buildings, schools, and outdoor recreation. The surrounding retail corridor includes Walmart Supercenter, Dunham’s Sports, Harbor Freight Tools, Dollar Tree, and Dollar General. The trade area is supported by more than 11,200 residents and 8,900 employees.
Key Highlights
- 9,576 SF vacant medical office property
- Single‑story building constructed in 2014
- Mixed‑use commercial zoning supports a wide range of commercial uses
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
$114,159
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
6.34%
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%
$2,283,180
$2.3M
Cap Rate 7%
$1,630,843
$1.6M
Cap Rate 9%
$1,268,433
$1.3M
Market Conditions
NOI Build-Up for 9,576 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
$212.6K $22.20/SF
− Vacancy
−$22.3K −$2.33/SF
EGI
$190.3K $19.87/SF
− OpEx
−$76.1K −$7.95/SF
NOI
$114.2K $11.92/SF
Area
Clarion County, PA
Vacancy
10.50%
Lease Rate
$22.20 /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%
$2,283,180
Cap Rate 7%
$1,630,843
Cap Rate 9%
$1,268,433
Alternative Uses
Best Use
Healthcare Medical
$1.63M
$1.43M – $1.90M
NOI $114,159 @ 7.0% cap · market cap 6.34%
Second Best
Office B
$1.24M
$1.09M – $1.45M
NOI $86,873 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.69M
$1.48M – $1.98M
NOI $118,589 @ 7.0% cap · market cap 6.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16214, PA
8,308
Population
4,113
Households
2
Avg Household Size
32
Median Age
40%
College-Educated
93%
High-School Grad
47.9 sq mi
ZIP Area
173
Density / Sq Mi
$53,430
Median Household Income
$23,262
Median Earnings
$872
Median Rent
$169,100
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 - The property includes a lobby, efficient floor plans, and mixed-use commercial zoning.
Where is this medical office space located?
The property is located at 65 Dolby St Clarion, PA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 9,576 SF vacant medical office property; Single‑story building constructed in 2014; Mixed‑use commercial zoning supports a wide range of commercial uses
