Mixed-Use Property with Five-Bay
For Sale
$349,900
11964 Route 6, Wellsboro, PA 16901
Commercial Sale, Wellsboro, PA
Property Size2,730 SF
Lot Size1.44 Acres
Price / SF$128.17
Days on Market78
Property Features for 11964 Route 6
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 2
Elementary school district
Wellsboro Area
Middle school district
Wellsboro Area
High school district
Wellsboro Area
Subdivision
Tioga
Standard status
Active
Size
2,730 SF
Lot size
1.44 Acres
Building Details
Year built
2010
Listing Agency:
Penn Oak Realty Mansfield
(570) 463-4828
Listed By:
Dawn Avery
(570) 439-1869
Added: Jun 26
Changed: Sep 6
Last Checked: Sep 11 at 10:06PM
MLS# 31727682
Copyright © 2026 Northern Mountains of Pennsylvania MLS. 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 mixed-use property includes a 2,730-square-foot home and a detached five-bay garage/shop on 1.44 acres. The two-bedroom residence has received substantial updates, including new flooring, paint, windows, siding, gutters, a water heater, furnace, central air system, and 200-amp electrical service. A covered porch and side patio add outdoor areas, while furniture in the home remains with the property. The garage provides space for storage, hobbies, or shop use, and a large parking area serves the site.
Located at 11964 Route 6 in Wellsboro, Pennsylvania, the property was built in 2010. The deed includes a restriction prohibiting auto sales.
Located at 11964 Route 6 in Wellsboro, Pennsylvania, the property was built in 2010. The deed includes a restriction prohibiting auto sales.
Key Highlights
- 1.44‑acre mixed‑use property at 11964 Route 6, Wellsboro, PA 16901
- 2,730‑square‑foot property with a two‑bedroom home
- Detached five‑bay garage/shop with a large parking 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
$27,641
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
7.90%
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%
$552,820
$552.8K
Cap Rate 7%
$394,871
$394.9K
Cap Rate 9%
$307,122
$307.1K
Market Conditions
NOI Build-Up for 2,730 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
$49.1K $18.00/SF
− Vacancy
−$4.9K −$1.80/SF
EGI
$44.2K $16.20/SF
− OpEx
−$16.6K −$6.07/SF
NOI
$27.6K $10.13/SF
Area
Tioga County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$552,820
Cap Rate 7%
$394,871
Cap Rate 9%
$307,122
Alternative Uses
Best Use
Mixed Use
$394.9K
$345.5K – $460.7K
NOI $27,641 @ 7.0% cap · market cap 7.90%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$465.0K
$406.9K – $542.6K
NOI $32,553 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Service bays
Location Intelligence
Trade Area within ½ mile
56
Businesses Nearby
Explore this area
Business Placement
Demographics for 16901, PA
10,561
Population
5,360
Households
2
Avg Household Size
47
Median Age
28%
College-Educated
93%
High-School Grad
230.4 sq mi
ZIP Area
46
Density / Sq Mi
$66,003
Median Household Income
$40,723
Median Earnings
$863
Median Rent
$210,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The property combines an upgraded two-bedroom home with a detached garage/shop and on-site parking.
Where is this mixed-use property located?
The property is located at 11964 Route 6 Wellsboro, PA.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: 1.44‑acre mixed‑use property at 11964 Route 6, Wellsboro, PA 16901; 2,730‑square‑foot property with a two‑bedroom home; Detached five‑bay garage/shop with a large parking area
