Mixed-Use Building with Studio
For Sale
$295,000
245 Main Street, Blossburg, PA 16912
Commercial Sale, Blossburg, PA
Property Size4,760 SF
Lot Size0.17 Acres
Price / SF$61.97
Days on Market194
Property Features for 245 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bathroom 4, Bathroom 3
Elementary school district
Southern Tioga
Middle school district
Southern Tioga
High school district
Southern Tioga
Subdivision
Tioga
Standard status
Active
Size
4,760 SF
Lot size
0.17 Acres
Building Details
Year built
1915
Listing Agency:
Cowanesque Lake Realty LLC
(570) 944-0101
Listed By:
Scott Faust
(570) 404-2920
Added: Mar 2
Changed: Sep 6
Last Checked: Sep 12 at 5:06AM
MLS# 31725944
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 4,760-square-foot mixed-use building dates to 1915 and combines leased commercial space with a renovated studio apartment on the upper level. The property previously served as a neighborhood bank, borough offices, and a health clinic, and retains distinctive interior details including a 1915 photograph of the original teller stations and plaster eagles mounted on the walls.
Recent work includes fresh interior paint, scraped and recaulked front windows, and a professionally seal-coated roof. Three leases are currently in place, while the upstairs apartment offers an additional residential component within the building. The property occupies 0.17 acres at 245 Main Street in Blossburg, Pennsylvania.
Recent work includes fresh interior paint, scraped and recaulked front windows, and a professionally seal-coated roof. Three leases are currently in place, while the upstairs apartment offers an additional residential component within the building. The property occupies 0.17 acres at 245 Main Street in Blossburg, Pennsylvania.
Key Highlights
- 4760‑square‑foot mixed‑use building on 0.17 acres
- Built in 1915 with former bank, borough office, and health clinic uses
- Three active leases currently in place
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
$24,646
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
8.35%
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%
$492,920
$492.9K
Cap Rate 7%
$352,086
$352.1K
Cap Rate 9%
$273,844
$273.8K
Market Conditions
NOI Build-Up for 4,760 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
$38.3K $8.04/SF
− Vacancy
−$3.1K −$0.64/SF
EGI
$35.2K $7.40/SF
− OpEx
−$10.6K −$2.22/SF
NOI
$24.6K $5.18/SF
Area
Tioga County, PA
Vacancy
8.00%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
30.00%
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%
$492,920
Cap Rate 7%
$352,086
Cap Rate 9%
$273,844
Alternative Uses
Best Use
Mixed Use
$688.5K
$602.4K – $803.3K
NOI $48,195 @ 7.0% cap · market cap 16.34%
Second Best
Office B
$612.0K
$535.5K – $714.0K
NOI $42,840 @ 7.0% cap · market cap 14.52%
Theoretical Best
Healthcare Medical
$810.9K
$709.5K – $946.0K
NOI $56,760 @ 7.0% cap · market cap 19.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
128
Businesses Nearby
Explore this area
Business Placement
Demographics for 16912, PA
2,060
Population
1,075
Households
1.9
Avg Household Size
39
Median Age
23%
College-Educated
91%
High-School Grad
22.2 sq mi
ZIP Area
93
Density / Sq Mi
$67,768
Median Household Income
$38,500
Median Earnings
$990
Median Rent
$135,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - The property includes three active leases and a renovated upstairs studio apartment.
Where is this mixed-use property located?
The property is located at 245 Main Street Blossburg, PA.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 4760‑square‑foot mixed‑use building on 0.17 acres; Built in 1915 with former bank, borough office, and health clinic uses; Three active leases currently in place
