Approved Boutique Hotel
For Sale
$1,100,000
5592 Route 115, Blakeslee, PA 18610
COMMERCIAL - Blakeslee, PA
Property Size9,000 SF
Lot Size5.62 Acres
Price / SF$122.22
Days on Market193
Property Features for 5592 Route 115
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Elementary school district
Pocono Mountain
Middle school district
Pocono Mountain
High school district
Pocono Mountain
Subdivision
Tobyhanna Township
Standard status
Active
APN
19.20.1.40-1
Size
9,000 SF
Lot size
5.62 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
17800
Building Details
Year built
1902
Floors in Building
2
Listing Agency:
TACM Commercial Realty Inc.
(570) 801-6170
Listed By:
Daniel Lichty · License #RS323839
(570) 801-6170
Added: Feb 17
Changed: Aug 4
Last Checked: Aug 29 at 12:06AM
MLS# PM-139294
Copyright © 2026 Pocono Mountains Association of Realtors. 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.
Located at 5592 Route 115 in Blakeslee, Pennsylvania, this hospitality property comprises a 9,000-square-foot structure on 5.62 acres. Built in 1902, the project is planned as a 14-room boutique hotel with an optional owner’s quarters. The first floor is designed for a lobby and tavern/restaurant with seating, while the overall concept incorporates a restored Dutch Colonial character.
Township-approved permits, architectural plans, and a complete design package are included. The offering also includes development work completed to date, a hotel brand strategy, visual identity, and marketing framework. Public sewer serves the property. Additional concepts identified for the site include glamping, outdoor venues, and event uses. The property is positioned in the Poconos leisure market and is accessible from Route 115, with proximity to the New York City and Philadelphia market areas stated in the offering materials.
Township-approved permits, architectural plans, and a complete design package are included. The offering also includes development work completed to date, a hotel brand strategy, visual identity, and marketing framework. Public sewer serves the property. Additional concepts identified for the site include glamping, outdoor venues, and event uses. The property is positioned in the Poconos leisure market and is accessible from Route 115, with proximity to the New York City and Philadelphia market areas stated in the offering materials.
Key Highlights
- 9,000‑square‑foot hospitality project on 5.62 acres
- 14‑room boutique hotel plan with optional owner’s quarters
- Township‑approved permits and architectural plans included
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
$69,255
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
6.30%
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%
$1,385,100
$1.4M
Cap Rate 7%
$989,357
$989.4K
Cap Rate 9%
$769,500
$769.5K
Market Conditions
NOI Build-Up for 9,000 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
$162.0K $18.00/SF
− Vacancy
−$16.2K −$1.80/SF
EGI
$145.8K $16.20/SF
− OpEx
−$76.5K −$8.51/SF
NOI
$69.3K $7.69/SF
Area
Monroe County, PA
Vacancy
10.00%
Lease Rate
$18.00 /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%
$1,385,100
Cap Rate 7%
$989,357
Cap Rate 9%
$769,500
Alternative Uses
Best Use
Specialty Retail
$1.67M
$1.46M – $1.94M
NOI $116,640 @ 7.0% cap · market cap 10.60%
Second Best
Hotel Hospitality
$989.4K
$865.7K – $1.15M
NOI $69,255 @ 7.0% cap · market cap 6.30%
Theoretical Best
Office A
$2.69M
$2.36M – $3.14M
NOI $188,568 @ 7.0% cap · market cap 17.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
100k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 85%
Dining 11%
Groceries 4%
Wawa
Shops & Services
62,207 visits/mo
0.4 miles
Dunkin' Donuts
Dining
10,925 visits/mo
0.4 miles
Dollar General
Shops & Services
10,158 visits/mo
0.5 miles
Citgo
Shops & Services
6,197 visits/mo
0.4 miles
Fine Wine & Good Spirits
Groceries
3,911 visits/mo
0.3 miles
Demographics for 18610, PA
4,810
Population
2,117
Households
2.3
Avg Household Size
45
Median Age
27%
College-Educated
89%
High-School Grad
33.1 sq mi
ZIP Area
145
Density / Sq Mi
$64,875
Median Household Income
$32,467
Median Earnings
$1,491
Median Rent
$222,800
Median Home Value
Market
Vacancy Rate% for Retail 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?
Hotel - Historic hospitality property with township-approved plans, a restaurant concept, and public sewer service.
Where is this hotel located?
The property is located at 5592 Route 115 Blakeslee, PA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 9,000‑square‑foot hospitality project on 5.62 acres; 14‑room boutique hotel plan with optional owner’s quarters; Township‑approved permits and architectural plans included
