Investment Overview

Marcus & Millichap is proud to exclusively represent the ownership of 96 S. George Street, a premier Class A office building located in the heart of Downtown York, Pennsylvania. The building is located in an extraordinary area along the main artery into the city from I-83, George Street. The property commands the location of Main and Main in Downtown with irreplaceable access to the Courthouse for the Attorneys making up 44% of the Tenant Roster. Spanning 64,000 square feet on a 0.23-acre corner lot, the property is 100% occupied by 10 tenants, including Merrill, a Bank of America company, a tenant since the building’s inception in 1988. With over 36 years of tenancy, Merrill’s presence underscores the long-term stability and strong demand for this exceptional office space. The property also boasts a notable tenant in MPL Law Firm, which occupies over 37% of the building and has a lease in place through 2031 with annual rent increases ensuring a steady income stream for years to come. Recent upgrades further enhance the appeal of this property. In 2022, a new TPO white reflective roof was installed, ensuring energy efficiency and long-term durability. Also, the rooftop cooling tower had a new blower motor replaced in the last year for increased system longevity. Tenants enjoy a seamless experience with direct access to their floors from the parking garage, avoiding the need to navigate the lobby or brave the elements. This makes it a desirable place to work as employees are in the office daily and not working from home. Employees commute time is just over 20 minutes on the average. The building’s strategic location six minutes from I-83 offers excellent connectivity to Harrisburg, Pennsylvania, and Baltimore, Maryland, making it a desirable location for businesses. The building is equipped with two elevators, a roll-up door, and a loading dock for added convenience and functionality. It appears the only other Class A office building under 100,000 square feet is located at 210-236 York Street, approximately 0.5 miles from the Courthouse. This property is an industrial conversion situated adjacent to the train tracks on the north side. As a result, 96 S. George Street remains the premier business location in downtown. This extremely well-maintained office building is an attractive asset with a solid financial track record. With a Year 1 Net Operating Income of $675,697 generating an 8.70% Cap Rate, and a Year 2 NOI of $679,798 at an 8.75% Cap Rate, it offers investors immediate cash flow and long-term growth potential. The combination of prime location, reliable tenants, and strategic improvements makes this property a smart choice for savvy investors seeking stability and profitability in the growing York market. Assumable debt may be available at a blended rate of 3.61% through August 2026. Yohn Property Management is also willing to vacate at any time to replace with a higher paying tenant to help the new owner increase Net Operating Income.