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    • Brokers

    Patricia Leighton, Wilkes Barre, PA

    License ID: AB069689
    Years of Experience
    4
    Association
    Luzerne County Association Of Realtors

    Service Locations

    Contact details

    Phone:
    (570) 262-4569
    Office Address:
    15 Public Square, Suite 204, Wilkes Barre, PA 18701

    Property Types

    • Commercial Lease
    • Land
    • Residential Multi Family

    Performance

    Listings
    9
    Price range
    $18.5k - 726k
    Average price
    $372k

    Listings

    For Sale (8)

    View map
    • New
      $197,000
      2,304 SF

      Hanover Township Multifamily Property

      Two-unit dwelling with rehab potential and off-street parking.
      8-7 Loomis Park Rd, Wilkes Barre, PA 18706
      View Details
    • New
      $59,900

      Residential Land in Wilkes-Barre, PA

      Residential zoned land available for development in Wilkes-Barre, PA.
      31 Harriet St, Wilkes Barre, PA 18705
      View Details
    • $85,000
      1.52 Acres

      Residential Land in Hanover Township

      Vacant land with public utilities available in Hanover Township, PA.
      315 Bunker Dr, Hanover Township, PA 18706
      View Details
    • $110,000
      2.04 Acres

      Residential Land in Hanover Township

      Vacant land with public utilities in Hanover Township, Pennsylvania.
      281 Bunker Dr, Hanover Township, PA 18706
      View Details
    • $75,000
      1.08 Acres

      Residential Land in Hanover Township

      Vacant land with public utilities in Hanover Township, PA.
      282 Bunker Dr, Hanover Township, PA 18706
      View Details
    • $85,000
      1.23 Acres

      Residential Land in Hanover Township

      Vacant land with public utilities in Hanover Township, Pennsylvania.
      316 Bunker Dr, Hanover Township, PA 18706
      View Details
    • $85,000
      1.53 Acres

      Residential Land in Hanover Township

      Vacant land with public utilities available in Hanover Township, PA.
      323 Bunker Dr, Hanover Township, PA 18706
      View Details
    • $900,000
      20,000 SF

      Kingston Mixed-Use Building For Sale

      Large mixed-use building with parking in Kingston, Pennsylvania.
      947 W Market St, Kingston, PA 18704
      View Details

    For Lease (1)

    View map
    • $2,500 /Mo
      1,526 SF

      Hanover Township Retail Space Available

      Retail space with high visibility near industrial park and school.
      52 W St Rd Mary's, Hanover Township, PA 18706
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

    Properties for sale

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    Patricia Leighton, Wilkes Barre, PA
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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.

    Alternative use

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

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    Patricia Leighton, Wilkes Barre, PA
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