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    112 SPRUCE COURT LOT 244 Lords Valley, PA 18428

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    LAND - LORDS VALLEY, PA

    Lot size:
    0.59 Acres
    Added:
    Jul 17, 2024
    Days on Market:
    654
    Last Refresh:
    May 1 at 6:06 pm

    Property Features for 112 SPRUCE COURT LOT 244

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    0.59 Acres

    Taxes and HOA fees

    Tax Annual Amount
    77

    We can help!

    Listing Contact
    Grace E. Cloutier

    Listing agent Grace E. Cloutier License #RSR004788

    Listing office Berkshire Hathaway HomeServices Homesale Realty 1030 Baltimore Boulevard unit: 150, Lancaster, PA

    Listing date Jul 17, 2024

    MLS# PAPI2000474 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Buildable Lot in Fawn Lake

    This 0.59-acre lot is a buildable property with public water available. Located in the Fawn Lake Forrest Community, the property is near the Poconos, Woodloch Resort, Three Hammers Winery and vineyard, the Summit Restaurant, and Big Bear ski resort. The Fawn Lake Forrest Community is an adventure-focused community, nestled on over 1900 acres of lakes and land. Fawn Lake is 150 acres, and Westcolang Lake is 250 acres. The community offers 36 miles of paved roads. Amenities include a Beach House with a sandy beach, playgrounds, basketball courts, and shuffleboard. The Community Center features a 20,000 sq/ft facility with a fitness center, volleyball courts, and a dining room for events and gatherings, located right on the lake. The property is located near Masthope (Ski on Big Bear), the Summit Restaurant, Woodloch Pines Resort and Spa, Montage Mountain, and Bethel Woods Center for performing arts. New homes are being built in this community. Fawn Lake has an outdoor pool and an indoor pool that is being redone this summer. Mobile homes or modulars are not permitted.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Bar & Pub Cafe & Coffee Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lords Valley
    County
    Wayne
    State
    Pennsylvania
    Longitude
    -75.0420604
    Latitude
    41.5241912

    Nearby Similar for Sale

    • $749,000
      2,496 SF

      Versatile Commercial Space Near I-84

      Commercial building with office, showroom, and garage space on 2.11 acres.
      647 Rt 739, Lords Valley, PA 18428
      View Details
    • $250,000
      1,500 SF

      Established Restaurant with Outdoor Seating

      Fully operational restaurant with American and European cuisine for sale.
      641 Route 739, Lords Valley, PA 18428
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    FAQs

    What type of property is this?
    Residential land & home lot - Affordable lot with public water in adventure-focused community.
    Where is this residential land & home lot located?
    The property is located at 112 SPRUCE COURT LOT 244 Lords Valley, PA.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Buildable lot in Fawn Lake Forrest, an adventure‑focused community on over 1900 acres of lakes and land.; Access to Fawn Lake (150 acres) and Westcolang Lake (250 acres) for water recreation.; Public water available at the lot.
    (443) 381-2585
    We can help!
    Listing Contact
    Grace E. Cloutier
    Real Estate License ID: RSR004788
    Learn More
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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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    112 SPRUCE COURT LOT 244, LORDS VALLEY, PA 18428

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