Large Mountain Estate with 11
For Sale
$1,200,000
1015 Rt 390, Greentown, PA 18426
COMMERCIAL - Greentown, PA
Property Size6,819 SF
Lot Size5.00 Acres
Price / SF$175.98
Days on Market98
Property Features for 1015 Rt 390
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Exterior features
Private Yard, Storage
Basement
French Drain, Sump Pump
Lot features
Adjoins Game Lands, Adjoins State Lands, Level, Back Yard, Front Yard
Subdivision
Greene Township
Standard status
Active
APN
116.02-01-03 015351
Size
6,819 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Annual Amount
5813
Utilities
Sewer type
Septic Tank
Heating system
Oil, Hot Water(Heating)
Cooling system
Ductless, Ceiling Fan(s)
Water source
Well
Building Details
Year built
1915
Floors in Building
3
Flooring type
Hardwood, Vinyl, Tile
Building materials
Vinyl Siding
Roof type
Asphalt, Fiberglass
Additional Structures
Storage
Listing Agency:
MORE Modern Real Estate LLC
(570) 234-3400
Listed By:
Jaime Goulet
(570) 234-3400
Added: May 24
Changed: Aug 4
Last Checked: Aug 29 at 5:06PM
MLS# PM-141750
Copyright © 2026 Pocono Mountains Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This expansive mountain estate sits on 5 private acres and features 11 bedrooms, each with its own full bath. The home includes rich hardwood flooring and multiple gathering and living areas, along with a central chef’s kitchen with granite countertops, stainless steel appliances, and a Viking stove suited for large-scale entertaining. A separate guest or staff quarters adds an additional kitchen and private living area for flexible use.
The property is located at 1015 Rt 390 in Greentown, Pennsylvania, bordering state game lands and described as steps from Promised Land State Park, the lake, and the nearby beach. Outdoor amenities include a freshly painted wraparound deck and a covered porch with coach lighting, as well as a 4-car garage and extensive guest parking.
Updates over time include newer roofing, vinyl siding, replacement windows, and upgraded furnace and boiler systems, combining modern reliability with classic architectural character throughout.
The property is located at 1015 Rt 390 in Greentown, Pennsylvania, bordering state game lands and described as steps from Promised Land State Park, the lake, and the nearby beach. Outdoor amenities include a freshly painted wraparound deck and a covered porch with coach lighting, as well as a 4-car garage and extensive guest parking.
Updates over time include newer roofing, vinyl siding, replacement windows, and upgraded furnace and boiler systems, combining modern reliability with classic architectural character throughout.
Key Highlights
- 5 private acres in the Pocono Mountains, bordering state game lands and steps from Promised Land State Park
- 1915‑built home with 11 bedrooms, each with its own full bath
- Multiple living spaces plus separate guest or staff quarters with an additional kitchen and private living area
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
$67,265
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
5.61%
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%
$1,345,300
$1.3M
Cap Rate 7%
$960,929
$960.9K
Cap Rate 9%
$747,389
$747.4K
Market Conditions
NOI Build-Up for 6,819 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
$130.1K $19.08/SF
− Vacancy
−$7.8K −$1.14/SF
EGI
$122.3K $17.94/SF
− OpEx
−$55.0K −$8.07/SF
NOI
$67.3K $9.86/SF
Area
Pike County, PA
Vacancy
6.00%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
45.00%
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%
$1,345,300
Cap Rate 7%
$960,929
Cap Rate 9%
$747,389
Alternative Uses
Best Use
Apartment 5plus
$960.9K
$840.8K – $1.12M
NOI $67,265 @ 7.0% cap · market cap 5.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.66M
$1.46M – $1.94M
NOI $116,484 @ 7.0% cap · market cap 9.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 18426, PA
3,883
Population
3,973
Households
1
Avg Household Size
53
Median Age
21%
College-Educated
92%
High-School Grad
52.1 sq mi
ZIP Area
75
Density / Sq Mi
$78,438
Median Household Income
$42,217
Median Earnings
$1,279
Median Rent
$268,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Estate on 5 acres offering 11 bedrooms with full baths, plus wraparound deck and a 4-car garage.
Where is this single family property located?
The property is located at 1015 Rt 390 Greentown, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 5 private acres in the Pocono Mountains, bordering state game lands and steps from Promised Land State Park; 1915‑built home with 11 bedrooms, each with its own full bath; Multiple living spaces plus separate guest or staff quarters with an additional kitchen and private living area
