Leased Office
For Sale
$1,250,000
2515 Route 6, Hawley, PA 18428
Commercial Sale, Hawley, PA
Property Size6,000 SF
Lot Size0.91 Acres
Price / SF$208.33
Days on Market503
Property Features for 2515 Route 6
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Highway Commerc
Zoning description
Commercial
Parking
25
Parking features
Parking Lot, Off Street
Security features
Security System
Exterior features
Lighting, Rain Gutters
Subdivision
Wilson Hill
Lot features
Level, Paved, Rectangular Lot, Near General Business
Elementary school district
Wallenpaupack School District
Middle school district
Wallenpaupack School District
High school district
Wallenpaupack School District
Directions
Located across the street from street the Lake Wallenpaupack Vistors Center.
Standard status
Active
APN
030.01-02-04
Lot size
0.91 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
11547
Utilities
Sewer type
Mound Septic, Septic Tank
Heating system
Forced Air, Zoned, Electric (Heating), Propane (Heating), Baseboard
Cooling system
Multi Units, Zoned, Central Air
Water source
Public
Building Details
Year built
2001
Floors in Building
1
Flooring type
Laminate, Vinyl
Building materials
Block, Wood Siding, Cedar
Roof type
Metal
Listing Agency:
Davis R. Chant - Lake Wallenpaupack
(570) 226-4518
Listed By:
Debra K. Gunnip · License #RS317003
(570) 470-5365
Added: Apr 30, 2025
Changed: Sep 13
Last Checked: Sep 14 at 5:06PM
MLS# PW-251213
Copyright © 2026 Pike/Wayne Association 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.
Built in 2001, this 6,000-square-foot office building contains four units with leases in place. Current occupants include a real estate brokerage, hearing aid center, and pharmacy. The property features block, wood siding, and cedar construction, a metal roof, laminate and vinyl flooring, zoned heating and cooling, and public water service. Heating includes forced-air propane, baseboard, and electric systems, while cooling is provided by central air and multiple units.
The building occupies 0.91 acres at 2515 Route 6 in Hawley, Pennsylvania, across from the Lake Wallenpaupack Visitors Center. Route 6 carries a reported 9,600 vehicles per day. Highway Commercial zoning, a paved parking lot with 22 spaces plus 3 handicapped spaces, and off-street parking support the property’s existing commercial use.
The building occupies 0.91 acres at 2515 Route 6 in Hawley, Pennsylvania, across from the Lake Wallenpaupack Visitors Center. Route 6 carries a reported 9,600 vehicles per day. Highway Commercial zoning, a paved parking lot with 22 spaces plus 3 handicapped spaces, and off-street parking support the property’s existing commercial use.
Key Highlights
- 6,000‑square‑foot office building on 0.91 acres
- Four units with leases in place
- 22 parking spaces plus 3 handicapped spaces
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
$84,011
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
6.72%
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%
$1,680,220
$1.7M
Cap Rate 7%
$1,200,157
$1.2M
Cap Rate 9%
$933,456
$933.5K
Market Conditions
NOI Build-Up for 6,000 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
$126.0K $21.00/SF
− Vacancy
−$14.0K −$2.33/SF
EGI
$112.0K $18.67/SF
− OpEx
−$28.0K −$4.67/SF
NOI
$84.0K $14.00/SF
Area
Wayne County, PA
Vacancy
11.10%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,680,220
Cap Rate 7%
$1,200,157
Cap Rate 9%
$933,456
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $84,011 @ 7.0% cap · market cap 6.72%
Second Best
Specialty Retail
$1.11M
$966.9K – $1.29M
NOI $77,355 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,413 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 18428, PA
12,314
Population
9,606
Households
1.3
Avg Household Size
52
Median Age
30%
College-Educated
95%
High-School Grad
151.1 sq mi
ZIP Area
81
Density / Sq Mi
$75,463
Median Household Income
$37,573
Median Earnings
$1,195
Median Rent
$263,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Four leased units, Highway Commercial zoning, and paved on-site parking support an established multi-tenant office configuration.
Where is this office building located?
The property is located at 2515 Route 6 Hawley, PA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 6,000‑square‑foot office building on 0.91 acres; Four units with leases in place; 22 parking spaces plus 3 handicapped spaces
