Multi-Tenant Mixed-Use
For Sale
$3,500,000
400 PA-315, Pittston Twp, PA 18640
Commercial Sale, Pittston TWP, PA
Property Size22,500 SF
Lot Size1.48 Acres
Price / SF$155.56
Days on Market531
Property Features for 400 PA-315
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2
Zoning description
Commercial
Parking
60
Parking features
Parking Lot
Exterior features
Lighting
Lot features
Irregular Lot
Elementary school district
Pittston Area
Middle school district
Pittston Area
High school district
Pittston Area
Directions
From Scranton, 81 South to Route 315, Pittston Twp. Building next to Wal-Mart
Standard status
Active
APN
51E12S100101B000
Size
22,500 SF
Lot size
1.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
46700
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Separate Meters, Electric, Central Air
Water source
Public
Building Details
Year built
1987
Floors in Building
1
Number of units
9
Building materials
Stucco
Roof type
Rubber
Listing Agency:
O BOYLE REAL ESTATE LLC
Listed By:
Christopher O'Boyle · License #RM424350
(570) 586-2911
Added: Apr 15, 2025
Changed: Sep 12
Last Checked: Sep 27 at 1:06AM
MLS# SC251754
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 22,500-square-foot mixed-use commercial building was constructed in 1987 on 1.48 acres. The property includes space occupied by Southwest X-Ray, Envy Nails, Gregory Center, T Mobile, HCSC Blood Center, and University of Pittsburgh. Separate gas and electric meters serve the individual units, supporting distinct utility accounting across the building.
Positioned along Route 315 beside Walmart, the property records an AADT of 15,000. B2 zoning, a parking lot, public water, and public sewer support the existing commercial configuration. Building systems include natural-gas forced-air heat, central air with electric cooling, stucco construction, and a rubber roof. Exterior lighting is also in place.
Positioned along Route 315 beside Walmart, the property records an AADT of 15,000. B2 zoning, a parking lot, public water, and public sewer support the existing commercial configuration. Building systems include natural-gas forced-air heat, central air with electric cooling, stucco construction, and a rubber roof. Exterior lighting is also in place.
Key Highlights
- 22,500‑square‑foot mixed‑use building on 1.48 acres
- Six identified occupants include Southwest X‑Ray, Envy Nails, Gregory Center, T Mobile, HCSC Blood Center, and University of Pittsburgh
- Located along Route 315 beside Walmart with 15,000 AADT
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
$266,814
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
7.62%
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%
$5,336,280
$5.3M
Cap Rate 7%
$3,811,629
$3.8M
Cap Rate 9%
$2,964,600
$3.0M
Market Conditions
NOI Build-Up for 22,500 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
$494.1K $21.96/SF
− Vacancy
−$49.4K −$2.20/SF
EGI
$444.7K $19.76/SF
− OpEx
−$177.9K −$7.91/SF
NOI
$266.8K $11.86/SF
Area
Luzerne County, PA
Vacancy
10.00%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
40.00%
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%
$5,336,280
Cap Rate 7%
$3,811,629
Cap Rate 9%
$2,964,600
Alternative Uses
Best Use
Office B
$5.67M
$4.96M – $6.62M
NOI $396,941 @ 7.0% cap · market cap 11.34%
Second Best
Healthcare Medical
$3.81M
$3.34M – $4.45M
NOI $266,814 @ 7.0% cap · market cap 7.62%
Theoretical Best
Office A
$7.13M
$6.24M – $8.32M
NOI $498,960 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
15,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
Explore this area
Business Placement
Demographics for 18640, PA
16,351
Population
8,036
Households
2
Avg Household Size
46
Median Age
25%
College-Educated
94%
High-School Grad
27.9 sq mi
ZIP Area
586
Density / Sq Mi
$57,358
Median Household Income
$39,733
Median Earnings
$890
Median Rent
$135,200
Median Home Value
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 - B2-zoned commercial property with multiple established occupants, separate utility metering, and on-site parking.
Where is this mixed-use property located?
The property is located at 400 PA-315 Pittston Twp, PA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 22,500‑square‑foot mixed‑use building on 1.48 acres; Six identified occupants include Southwest X‑Ray, Envy Nails, Gregory Center, T Mobile, HCSC Blood Center, and University of Pittsburgh; Located along Route 315 beside Walmart with 15,000 AADT
