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    Property profile & analytics

    185 Brushy Ridge Rd Montoursville, PA 17754

    • Office buildings
    • 2,899 SF
    • 12.55 lot acres
    For Sale
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US73-3570228
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Office buildings

    Property Details for 185 Brushy Ridge Rd

    Year built
    1994
    Lot size
    12.55 lot acres
    Property size
    2,899 SF
    Zone code
    IND
    Property type
    Office buildings
    APN
    12+,351.0-0103.C+-000+
    APU
    1235100103C000

    Description

    This exceptional 12-acre industrial land parcel in Montoursville, Pennsylvania, presents a remarkable development opportunity. Located at 185 Brushy Ridge Rd, 17754, this single-tenant site boasts convenient access to I-180 (28,000 vehicles per day) via the Fairfield exit and enjoys excellent visibility. The property is zoned for industrial use and offers approved plans for over 300,000 square feet of commercial, residential, Class A office, and hospitality space, though it is adaptable to a variety of commercial or retail structures. Infrastructure improvements, including traffic light installation and road widening, have been completed by PennDOT, streamlining development. The site benefits from unobstructed views of the West Branch Valley and is situated near other commercial and industrial developments, creating a synergistic environment. Its proximity to Williamsport (3 minutes) and Muncy (4 minutes) adds to its appeal. The surrounding area, Montoursville, is a highly desirable community in Lycoming County, known for its strong commerce, convenient access to I-180, and charming atmosphere. Lycoming County's robust demographics, including 113,605 people in 47,022 households with a median household income of $60,494, and the presence of two educational institutions (Pennsylvania College of Technology and Lycoming College), further enhance the investment potential. This property offers unparalleled potential for significant return. Across the road is another 4-6 acre development opportunity, Fairfield Crossing East. Fairfield Road itself sees 5,869 vehicles per day.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $595,000
      6.5%
      $550,000
      7%
      $510,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $522,000
      Market price range: $198k - $523k
      AI Estimate
      $430,000
      Market price range: $121k - $430k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $320,000
      Current use
      COMMERCIAL (GENERAL)
      $340,000
      Change: +5% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Montoursville
    County
    Lycoming
    State
    Pennsylvania
    Longitude
    -76.899
    Latitude
    41.2562
    CBSA code
    48700
    CBSA name
    WILLIAMSPORT, PA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $11,073
    $107,030
    $373,760
    $480,790
    -
    $107,030
    $373,760
    $480,790

    Comparable in this City

    • Value Estimation by Request
      1,376 SF

      2801 Canfields Ln

      OFFICE BUILDING • 1,376 SF
      2801 Canfields Ln, Montoursville, PA 17754-9427
      View Details
    • Value Estimation by Request
      900 SF

      372 Broad St

      OFFICE BUILDING • 900 SF
      372 Broad St, Montoursville, PA 17754-2206
      View Details
    • Value Estimation by Request
      813 SF

      405 Broad St

      OFFICE BUILDING • 813 SF
      405 Broad St, Montoursville, PA 17754-2331
      View Details
    • Value Estimation
      $600,000
      4,923 SF

      411 Broad St

      OFFICE BUILDING • 4,923 SF
      411 Broad St, Montoursville, PA 17754-2315
      View Details
    • Value Estimation
      $575,000
      3,017 SF

      190 Choate Cir

      OFFICE BUILDING • 3,017 SF
      190 Choate Cir, Montoursville, PA 17754-9701
      View Details
    • Value Estimation
      $990,000
      6,250 SF

      342 Fairfield Rd

      OFFICE BUILDING • 6,250 SF
      342 Fairfield Rd, Montoursville, PA 17754-8315
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Montoursville Commercial Space Available

      Former medical space suitable for retail, industrial, office, hospitality.
      780 Broad St, Montoursville, PA 17754
      View Details
    • $995,000
      6,000 SF

      Montoursville Industrial Building with Yard

      6,000 SF industrial building with fenced yard near interstate.
      280 Reading Ln, Montoursville, PA 17754
      View Details
    • Contact for pricing
      1.00 Acre

      Fairfield Crossing East Development

      Prime I-180 location, 1-6 acres.
      0 Fairfield Rd, Montoursville, PA 17754
      View Details
    • Contact for pricing
      1,342 SF

      Montoursville Commercial Garage & Land

      Spacious garage, 3 acres, prime location.
      117 Broad St, Montoursville, PA 17754
      View Details
    • Contact for pricing
      8,400 SF

      Montoursville Industrial Sublease Opportunity

      8,400 SF Industrial Building, 1.37 Acres
      836 Fairfield Rd, Montoursville, PA 17754
      View Details
    • $4,200,000
      29,970 SF

      Prime Montoursville Commercial Space

      Retail, Office & Warehouse - High Visibility
      635 Loyalsock Ave, Montoursville, PA 17754
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      2,350 SF

      Montoursville Medical Office Space

      Prime Montoursville office, 2350 sq ft.
      30 Choate Cir, Montoursville, PA 17754
      View Details
    • Contact for pricing
      30,125 SF

      Montoursville Medical & Industrial Space

      Large Office/Industrial Space Available
      780 Broad St, Montoursville, PA 17754
      View Details
    • Contact for pricing
      5,400 SF

      Commercial Warehouse Near I-180

      5,400 SF warehouse with convenient highway access.
      270 Brushy Ridge Rd, Montoursville, PA 17754
      View Details
    • Contact for pricing
      43,560 SF

      Montoursville Industrial Land

      Prime 1.7-acre industrial site near I-180.
      250 Brushy Ridge Rd, Montoursville, PA 17754
      View Details
    • Contact for pricing
      871,200 SF

      Montoursville Commercial Land

      Prime Commercial Land, 1-20 Acres
      0 Lycoming Mall Dr, Montoursville, PA 17754
      View Details
    • Contact for pricing
      148,104 SF

      55 Pierce Ln

      Land • 3.40 Acres
      55 Pierce Ln, Montoursville, PA 17754
      View Details
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    Montoursville, PA 17754
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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