Renovated Motel With
For Sale
$1,250,000
4643 Route 6, Wellsboro, PA 16901
Commercial Sale, Wellsboro, PA
Property Size6,926 SF
Lot Size5.80 Acres
Price / SF$180.48
Days on Market79
Property Features for 4643 Route 6
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
17
Full bathrooms
16
Half bathrooms
1
Rooms
Bathroom 11, Bathroom 16, Bathroom 9, Bathroom 15, Bathroom 5, Bathroom 12, Bathroom 8, Bathroom 4, Bathroom 17, Bathroom 2, Bathroom 1, Bathroom 13, Bathroom 7, Bathroom 10, Bathroom 3, Bathroom 14, Bathroom 6
Elementary school district
Wellsboro Area
Middle school district
Wellsboro Area
High school district
Wellsboro Area
Subdivision
Tioga
Standard status
Active
Size
6,926 SF
Lot size
5.80 Acres
Taxes and HOA fees
Tax Description
Large Oversized Garage; 62 Storage Units Available for Additional Purchase with this property.
Legal Description
Large Oversized Garage; 62 Storage Units Available for Additional Purchase with this property.
Amenities
pond
Building Details
Year built
1965
Listing Agency:
Berkshire Hathaway HomeServices Hodrick Realty - Wellsboro
(570) 724-1890
Listed By:
Ronda Brill
(570) 439-2118
Added: Jun 25
Changed: Sep 7
Last Checked: Sep 11 at 5:06PM
MLS# 31727677
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 motel property contains 14 renovated guest units within a 6,926-square-foot building on 5.8 acres. The site includes a pond, outdoor areas for guests, caretaker quarters that could be adapted into additional units, and a recently updated sprinkler system. The property was built in 1965 and serves travelers visiting the surrounding outdoor destinations.
The motel is located at 4643 Route 6 in Wellsboro, Pennsylvania, near the PA Rail Trail, Pine and Marsh Creeks, the PA Grand Canyon, state land, and Cherry Springs. The property information also identifies 62 storage units as available for separate purchase.
The motel is located at 4643 Route 6 in Wellsboro, Pennsylvania, near the PA Rail Trail, Pine and Marsh Creeks, the PA Grand Canyon, state land, and Cherry Springs. The property information also identifies 62 storage units as available for separate purchase.
Key Highlights
- 14 renovated motel units
- 6,926‑square‑foot property on 5.8 acres
- Pond and exterior areas for guest use
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
$41,946
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
3.36%
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%
$838,920
$838.9K
Cap Rate 7%
$599,229
$599.2K
Cap Rate 9%
$466,067
$466.1K
Market Conditions
NOI Build-Up for 6,926 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
$103.9K $15.00/SF
− Vacancy
−$15.6K −$2.25/SF
EGI
$88.3K $12.75/SF
− OpEx
−$46.4K −$6.69/SF
NOI
$41.9K $6.06/SF
Area
Tioga County, PA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$838,920
Cap Rate 7%
$599,229
Cap Rate 9%
$466,067
Alternative Uses
Best Use
Hotel Hospitality
$599.2K
$524.3K – $699.1K
NOI $41,946 @ 7.0% cap · market cap 3.36%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.18M
$1.03M – $1.38M
NOI $82,588 @ 7.0% cap · market cap 6.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
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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Cap Rate, Value Estimation, Potential NOI and more
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Similar Off Market Nearby
- Colton Point Motel — 4643 US-6, Wellsboro, PA 16901
- Coach Stop Inn — 4755 US-6, Wellsboro, PA 16901
- Canyon Lodge — 4479 US-6, Wellsboro, PA 16901
Frequently Asked Questions
What type of property is this?
Motel - Fourteen updated guest units accompany caretaker quarters, outdoor relaxation areas, and a recently improved sprinkler system.
Where is this motel located?
The property is located at 4643 Route 6 Wellsboro, 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: 14 renovated motel units; 6,926‑square‑foot property on 5.8 acres; Pond and exterior areas for guest use
