Rough ranges, and get written quotes because scope and market drive these a lot. A Phase I environmental site assessment on a small single-story building usually runs about $2,000 to $3,500. It's a records and interview exercise plus a site walk, with no sampling. A property condition assessment, where an engineer looks at roof, HVAC, parking and structure and hands you a table of expected repairs and reserves, is commonly $2,500 to $5,000 at this size. A commercial appraisal on a $650k four-tenant building tends to be $3,500 to $6,500, and lender legal and title work sit on top. So plan for $9,000 to $15,000 of third-party cost before you know whether the loan closes.
The dry cleaner matters. Historic dry cleaning is one of the standard red flags a Phase I is designed to catch, because the solvents used can leave soil and groundwater contamination that persists for decades. If the consultant identifies it as a recognized environmental condition, the lender will likely require a Phase II, which involves actual sampling and typically starts around $10,000 to $15,000 and climbs from there. Many lenders simply decline the file rather than take the risk, and cleanup liability rules vary by state, so a Phase II result is a conversation for an environmental attorney rather than something to read yourself.
Two things to line up before you spend the money. Get the environmental question answered first and cheapest, and make your purchase agreement's due diligence period long enough that you can walk on a Phase II recommendation without losing your deposit. And read the PCA reserve table closely once you have it, because a 1978 roof at the end of its life is a $60,000 to $110,000 item on a 6,200 sf building, and some lenders will escrow for it monthly, which changes your cash flow from day one.
