Storefront Property with Upstairs
For Sale
$225,000
146 S Main Avenue, Scranton, PA 18504
Commercial Sale, Scranton, PA
Property Size2,655 SF
Lot Size0.16 Acres
Price / SF$84.75
Days on Market132
Property Features for 146 S Main Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Zoning description
Commercial
Parking features
Off Street, On Street, Parking Lot
Lot features
Level
Elementary school district
Scranton
Middle school district
Scranton
High school district
Scranton
Directions
Luzerne to Main. Turn right. Go 2 + blocks and the business is on the left. Near the Post Office and Catalanos.
Standard status
Active
APN
14518040064
Size
2,655 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
50X150x43x150 W-05 B-018 L-013 P-019
Tax Annual Amount
2880
Legal Description
50X150x43x150 W-05 B-018 L-013 P-019
Utilities
Sewer type
Public Sewer
Heating system
Steam, Natural Gas
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Year built
1940
Floors in Building
2
Number of units
2
Flooring type
Carpet, Hardwood, Laminate
Building materials
Stucco, Vinyl Siding
Roof type
Shingle
Listing Agency:
Berkshire Hathaway Home Services Preferred Properties · Berkshire Hathaway HomeServices
(570) 585-1500
Listed By:
Christina A Bauserman · License #RS303529
(570) 212-0188
Added: May 13
Changed: Sep 12
Last Checked: Sep 21 at 2:06AM
MLS# SC262179
Copyright © 2026 Greater Scranton Board of Realtors 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 2,655-square-foot storefront property, built in 1940, combines an operating barber shop and hair salon on the main level with a three-bedroom apartment above. The residential unit includes a living room, full bathroom, kitchen, front entry, and rear stair access. Large front windows provide street-facing exposure, while separate front and rear entrances support the building’s dual-use layout.
The property occupies 0.16 acres and includes customer parking at the rear along with on-street and off-street parking. A handicap ramp serves the back entrance. Construction includes stucco and vinyl siding, with laminate, carpet, and hardwood flooring. The building is served by public water and public sewer, natural gas and steam heat, wall-unit cooling, and a shingle roof. C2 zoning supports its commercial storefront classification.
The property occupies 0.16 acres and includes customer parking at the rear along with on-street and off-street parking. A handicap ramp serves the back entrance. Construction includes stucco and vinyl siding, with laminate, carpet, and hardwood flooring. The building is served by public water and public sewer, natural gas and steam heat, wall-unit cooling, and a shingle roof. C2 zoning supports its commercial storefront classification.
Key Highlights
- 2,655‑square‑foot building on a 0.16‑acre lot
- Operating barber shop and hair salon on the main level
- Three‑bedroom upstairs rental with kitchen, full bath, and living room
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
$20,468
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
9.10%
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%
$409,360
$409.4K
Cap Rate 7%
$292,400
$292.4K
Cap Rate 9%
$227,422
$227.4K
Market Conditions
NOI Build-Up for 2,655 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
$39.5K $14.88/SF
− Vacancy
−$2.3K −$0.86/SF
EGI
$37.2K $14.02/SF
− OpEx
−$16.7K −$6.31/SF
NOI
$20.5K $7.71/SF
Area
Lackawanna County, PA
Vacancy
5.80%
Lease Rate
$14.88 /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%
$409,360
Cap Rate 7%
$292,400
Cap Rate 9%
$227,422
Alternative Uses
Best Use
Retail
$356.4K
$311.9K – $415.8K
NOI $24,950 @ 7.0% cap · market cap 11.09%
Second Best
Multifamily LT 5
$312.8K
$273.7K – $364.9K
NOI $21,895 @ 7.0% cap · market cap 9.73%
Theoretical Best
Office A
$673.9K
$589.7K – $786.2K
NOI $47,172 @ 7.0% cap · market cap 20.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,054
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18504, PA
21,267
Population
10,017
Households
2.1
Avg Household Size
40
Median Age
20%
College-Educated
87%
High-School Grad
10.2 sq mi
ZIP Area
2,085
Density / Sq Mi
$52,542
Median Household Income
$38,439
Median Earnings
$970
Median Rent
$144,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Similar Off Market Nearby
- Mc Gloin's Florist — 106 S Main Ave, Scranton, PA 18504
Frequently Asked Questions
What type of property is this?
Storefront property - C2-zoned storefront with an operating salon, separate residential space, customer parking, and accessible rear entry.
Where is this storefront property located?
The property is located at 146 S Main Avenue Scranton, PA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 2,655‑square‑foot building on a 0.16‑acre lot; Operating barber shop and hair salon on the main level; Three‑bedroom upstairs rental with kitchen, full bath, and living room
