Medical Office Building For
For Sale
Contact for pricing
6874 Hwy 322, Franklin, PA
15,000 SF medical office building on 2.8 acres.
Property Size15,000 SF
Lot Size17.50 Acres
Price / SF$275.87
Days on Market384
Property Features for 6874 Hwy 322
General Information
Standard status
Active
Size
15,000 SF
Lot size
17.50 Acres
Property subtype
OFFICE
Listing Agency:
Passov Real Estate Group
(216) 453-3082
Listed By:
Dan Lariccia
(216) 453-3082
Source:
Moodyscre
Added: Jul 23, 2025
Changed: Aug 8
Last Checked: Aug 9 at 11:31AM
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 Passov Real Estate Group
Investment Insights
Based on property information with market context.
This 15,000 square foot medical office building is situated on 2.8 acres. The lease commenced on April 1, 2023, with a firm term of ten years and a soft term of ten years. The Veterans Affairs contribution to interior tenant improvements totaled $2,433,047. Rental income for years 1-5 is $495,685.02, for years 6-10 is $483,120.55, and for years 11-20 (soft term) is $513,141.85.
Key Highlights
- $2,433,047 Veterans Affairs contribution to interior tenant improvements.
- Ten (10) year firm lease term with an additional ten (10) year soft term.
- Building size of 15,000 SF.
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
$264,627
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
6.40%
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%
$5,292,540
$5.3M
Cap Rate 7%
$3,780,386
$3.8M
Cap Rate 9%
$2,940,300
$2.9M
Market Conditions
NOI Build-Up for 15,000 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
$435.6K $29.04/SF
− Vacancy
−$82.8K −$5.52/SF
EGI
$352.8K $23.52/SF
− OpEx
−$88.2K −$5.88/SF
NOI
$264.6K $17.64/SF
Area
Venango County, PA
Vacancy
19.00%
Lease Rate
$29.04 /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%
$5,292,540
Cap Rate 7%
$3,780,386
Cap Rate 9%
$2,940,300
Alternative Uses
Best Use
Office B
$3.78M
$3.31M – $4.41M
NOI $264,627 @ 7.0% cap · market cap 6.40%
Second Best
Healthcare Medical
$3.56M
$3.12M – $4.16M
NOI $249,480 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$4.75M
$4.16M – $5.54M
NOI $332,640 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 - 15,000 SF medical office building on 2.8 acres.
Where is this medical office space located?
The property is located at 6874 Hwy 322 Franklin, PA.
What is the asking price?
The asking price for this property is $4,138,000.
What are key features of this property?
This property features: $2,433,047 Veterans Affairs contribution to interior tenant improvements.; Ten (10) year firm lease term with an additional ten (10) year soft term.; Building size of 15,000 SF.
