Listing Agency: Howard Hanna Bardell Realty Altoona s***@yahoo.com

Listed By: Holly O'Connor · License #RS202518L Show Phone

Source: Exprealty

Added: Nov 15, 2025 Changed: Sep 4 Last Checked: Sep 5 at 12:52PM

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Investment Insights

Based on property information with market context.

This office space offers a layout that can support a large medical practice. The property is positioned for healthcare-oriented operations near Conemaugh Nason Hospital.

In addition to medical use, the property may be adaptable for other business needs, including retail, educational use, or PT, based on the flexibility described in the remarks.

The building size is 5,363 SF, providing room to accommodate professional services and related support functions.

Located at 94 June Dr in Roaring Spring, PA 16673.

Key Highlights

• 5,363 SF office building
• Near Conemaugh Nason Hospital
• Suitable for a large medical practice

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

$130,966

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

8.19%

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%

$2,619,320 $2.6M

Cap Rate 7%

$1,870,943 $1.9M

Cap Rate 9%

$1,455,178 $1.5M

Market Conditions

NOI Build-Up for 12,928 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

$217.2K $16.80/SF

− Vacancy

−$42.6K −$3.29/SF

EGI

$174.6K $13.51/SF

− OpEx

−$43.7K −$3.38/SF

NOI

$131.0K $10.13/SF

Area

Blair County, PA

Vacancy

19.60%

Lease Rate

$16.80 /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%

$2,619,320

Cap Rate 7%

$1,870,943

Cap Rate 9%

$1,455,178

Alternative Uses

Best Use

Healthcare Medical

$2.13M

$1.86M – $2.48M (±1% cap)

NOI $149,047 @ 7.0% cap · market cap 9.32%

Second Best

Office B

$1.87M

$1.64M – $2.18M (±1% cap)

NOI $130,966 @ 7.0% cap · market cap 8.19%

Theoretical Best

Warehouse

$15.70M

$13.74M – $18.32M (±1% cap)

NOI $1,099,168 @ 7.0% cap · market cap 68.70%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Rite Aid Pharmacy Rite Aid Pharmacy Pharmacy Coinhub Bitcoin ATM ... Atm Western Union Bank CDReload - Online Bitcoin ... Crypto Atm

Suggested Use

Top Pick Real Estate Agency Dental Office Auto Repair Shop Law Firm Auto Parts Store Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

296

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 16673, PA

5,317

Population

2,302

Households

2.3

Avg Household Size

44

Median Age

19%

College-Educated

93%

High-School Grad

34.4 sq mi

ZIP Area

155

Density / Sq Mi

$69,119

Median Household Income

$40,691

Median Earnings

$850

Median Rent

$154,700

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this medical office space located? What is the asking price? Find similar properties What are key features of this property?

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• Companion Animal Hospital — 1065 E Main St, Roaring Spring, PA 16673

Frequently Asked Questions

What type of property is this?

Medical Office Space - Office space sized for a large medical practice, with potential for other commercial and professional uses.

Where is this medical office space located?

The property is located at 94 June Dr Roaring Spring, PA.

What is the asking price?

The asking price for this property is $1,600,000.

What are key features of this property?

This property features: 5,363 SF office building; Near Conemaugh Nason Hospital; Suitable for a large medical practice