Flex Space with
For Sale
$485,000
760 Arnold Street, Williamsport, PA 17701
COMMERCIAL - Williamsport, PA
Property Size4,475 SF
Lot Size0.49 Acres
Price / SF$108.38
Days on Market670
Property Features for 760 Arnold Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Subdivision
Lycoming
Standard status
Active
Size
4,475 SF
Lot size
0.49 Acres
Building Details
Year built
2003
Listing Agency:
Fish Real Estate
(570) 326-1561
Listed By:
Brent Fish · License #RM420632
(570) 326-1561
Added: Oct 18, 2024
Changed: Aug 4
Last Checked: Aug 18 at 3:06PM
MLS# 31727143
Copyright © 2026 Northern Mountains of Pennsylvania 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 flex space offers 4,475 square feet of versatile interior space, including office areas and expansive warehouse sections. The property also includes a 1,500 sq. ft. cooler, supporting temperature-controlled storage needs within the overall building footprint. With a mix of office and warehouse configuration, the layout can work for a variety of commercial users seeking combined work and storage space.
Built in 2003, the property sits on a 0.49-acre lot at 760 Arnold Street in Williamsport, Pennsylvania. Its flexible mix of spaces is designed to support day-to-day operations alongside larger warehouse-style areas.
The building’s combination of office space, warehouse sections, and a dedicated cooler provides a practical setup for users that need both administrative space and temperature-controlled storage within one facility.
Built in 2003, the property sits on a 0.49-acre lot at 760 Arnold Street in Williamsport, Pennsylvania. Its flexible mix of spaces is designed to support day-to-day operations alongside larger warehouse-style areas.
The building’s combination of office space, warehouse sections, and a dedicated cooler provides a practical setup for users that need both administrative space and temperature-controlled storage within one facility.
Key Highlights
- 4,475 square feet of flex space with office and expansive warehouse areas
- 1,500 sq. ft. cooler for temperature‑controlled storage
- 0.49‑acre lot at 760 Arnold Street
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
$31,706
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
6.54%
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%
$634,120
$634.1K
Cap Rate 7%
$452,943
$452.9K
Cap Rate 9%
$352,289
$352.3K
Market Conditions
NOI Build-Up for 4,475 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
$39.5K $8.83/SF
− Vacancy
−$2.2K −$0.49/SF
EGI
$37.3K $8.34/SF
− OpEx
−$5.6K −$1.25/SF
NOI
$31.7K $7.09/SF
Area
Lycoming County, PA
Vacancy
5.60%
Lease Rate
$8.83 /SF/Yr
Expense Ratio
15.00%
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%
$634,120
Cap Rate 7%
$452,943
Cap Rate 9%
$352,289
Alternative Uses
Best Use
Warehouse
$452.9K
$396.3K – $528.4K
NOI $31,706 @ 7.0% cap · market cap 6.54%
Second Best
Flex RnD
$447.2K
$391.3K – $521.7K
NOI $31,303 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$964.4K
$843.8K – $1.13M
NOI $67,507 @ 7.0% cap · market cap 13.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
364
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17701, PA
43,197
Population
20,891
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
91%
High-School Grad
98.0 sq mi
ZIP Area
441
Density / Sq Mi
$52,770
Median Household Income
$33,643
Median Earnings
$869
Median Rent
$176,200
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Flex space with office areas, warehouse sections, and a temperature-controlled cooler for specialized storage.
Where is this flex space located?
The property is located at 760 Arnold Street Williamsport, PA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: 4,475 square feet of flex space with office and expansive warehouse areas; 1,500 sq. ft. cooler for temperature‑controlled storage; 0.49‑acre lot at 760 Arnold Street
