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    Pocono Event Center on 40+ Acres Title is generated by Realmo AI

    1171 Main Street, Gouldsboro, PA 18424

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    Claim this Listing
    Pending
    $1,795,000

    COMMERCIAL - Gouldsboro, PA

    Property size:
    38,000 SF
    Lot size:
    42.84 Acres
    Added:
    Jul 1, 2025
    Days on Market:
    338
    Last Refresh:
    Jun 3 at 1:06 am

    Property Features for 1171 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Pending
    APN
    14-0-0360-0009.0001
    Size
    38,000 SF
    Lot size
    42.84 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    31760

    Building Details

    Year built
    2008
    Floors in Building
    1

    We can help!

    Listing Contact
    Jennifer Mickens
    Jennifer Mickens

    Listing agent Jennifer Mickens License #RB068478

    Listing office TACM Commercial Realty Inc. 2331 Route 209 Unit 5, Sciota, PA

    Listing date Jul 1, 2025

    MLS# PM-134258

    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.

    HighLights

    • Large 40+ acre property featuring an existing 25,000+ SF event center building.
    • Includes a Wayne County 'R' Liquor License.
    • Mixed Use zoning allows for a broad range of development options.
    • Located in the Pocono Mountains, near Interstate 380 and major attractions.
    • Additional 10,000 sq/ft clear‑span insulated steel building on site.
    • Substantial water supply and 7,500+ GPD sewage facility (needs repair).

    Overview

    Located in the Pocono Mountains, this event center is situated on over 40 acres. The property includes a main building exceeding 25,000 square feet with full sprinkler system and 24-foot ceilings. Inside, there is a full restaurant and bar, a concession area, a large open arena space, and restroom facilities. Additional structures on the property include a 10,000 square foot clear-span insulated steel building, a former garage/go-cart track, a bath-house, and other ancillary buildings. There are over 150 paved parking spaces. The property is located in the Mixed Use zoning district, allowing for a range of development options. It has potential for a private retreat, tourism development, warehouse use, recreational and RV vacation site, or event center expansion. The site is supported by a substantial water supply, a sewage facility with a capacity of over 7,500 GPD (requiring repair), and multiple propane gas storage tanks. The property is located a few miles from an exit on Interstate 380, near attractions such as Camelback Mountain, Kalahari Water Park, Mount Airy Casino, and Lake Wallenpaupack, all within a 20-minute drive. The property includes a Wayne County 'R' Liquor License.
    Property Profile Location Intelligence

    Current Use by Public Records

    Station 117: House ... Car Racing Track

    Suggested Use

    Building Supply Big Box & Wholesale Store Kitchen & Bath Showroom Discount Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Gouldsboro
    County
    Wayne
    State
    Pennsylvania
    Longitude
    -75.4006956
    Latitude
    41.2608702

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    FAQs

    What type of property is this?
    Theater & concert hall - Event center with restaurant, bar, and multiple buildings on 40+ acres.
    Where is this theater & concert hall located?
    The property is located at 1171 Main Street Gouldsboro, PA.
    What is the asking price?
    The asking price for this property is $1,795,000.
    What are key features of this property?
    This property features: Large 40+ acre property featuring an existing 25,000+ SF event center building.; Includes a Wayne County 'R' Liquor License.; Mixed Use zoning allows for a broad range of development options.
    (570) 801-6170
    We can help!
    Listing Contact
    Jennifer Mickens
    Jennifer Mickens
    Real Estate License ID: RB068478
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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.

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