Two-Story Professional Office
For Sale
$425,000
610 Hamlin Highway, Lake Ariel, PA 18436
Commercial Sale, Lake Ariel, PA
Property Size2,000 SF
Lot Size0.29 Acres
Price / SF$212.50
Days on Market43
Property Features for 610 Hamlin Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Basement
Walk-Out Access, Walk-Up Access
Subdivision
Salem Township
Standard status
Active
APN
038132
Size
2,000 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4010
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Well
Amenities
multiple private offices
a kitchenette
two bathrooms
ample storage space
Building Details
Year built
1956
Floors in Building
2
Flooring type
Carpet, Vinyl, Hardwood
Building materials
Vinyl Siding
Roof type
Shingle, Asphalt
Listing Agency:
Davis R. Chant Real Estate - Milford
(570) 296-7717
Listed By:
Eric Ehrhardt · License #RS140542A
( ) 296-7717
Added: Jul 24
Changed: Sep 3
Last Checked: Sep 4 at 3:06AM
MLS# PM-143326
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.
This 2,000-square-foot office building is arranged across two floors with multiple private offices, a kitchenette, two bathrooms, and storage areas. Interior finishes include vinyl, carpet, and hardwood flooring, while central air provides cooling. The 1956 building has vinyl siding and a shingle and asphalt roof.
Set on a 0.29-acre parcel at 610 Hamlin Highway in Lake Ariel, the property fronts a roadway carrying approximately 8,600 vehicles per day. A 9-space parking lot serves employees and clients. The site uses a well and septic tank, with cable available. The offering includes the real estate and building only; the existing business is excluded.
Set on a 0.29-acre parcel at 610 Hamlin Highway in Lake Ariel, the property fronts a roadway carrying approximately 8,600 vehicles per day. A 9-space parking lot serves employees and clients. The site uses a well and septic tank, with cable available. The offering includes the real estate and building only; the existing business is excluded.
Key Highlights
- 2,000‑square‑foot office building arranged across two floors
- Multiple private offices, kitchenette, two bathrooms, and storage areas
- 9‑space parking lot for employees and clients
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
$28,004
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
6.59%
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%
$560,080
$560.1K
Cap Rate 7%
$400,057
$400.1K
Cap Rate 9%
$311,156
$311.2K
Market Conditions
NOI Build-Up for 2,000 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
$42.0K $21.00/SF
− Vacancy
−$4.7K −$2.33/SF
EGI
$37.3K $18.67/SF
− OpEx
−$9.3K −$4.67/SF
NOI
$28.0K $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%
$560,080
Cap Rate 7%
$400,057
Cap Rate 9%
$311,156
Alternative Uses
Best Use
Office B
$400.1K
$350.1K – $466.7K
NOI $28,004 @ 7.0% cap · market cap 6.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$487.7K
$426.7K – $569.0K
NOI $34,138 @ 7.0% cap · market cap 8.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Explore this area
Business Placement
Demographics for 18436, PA
13,576
Population
9,747
Households
1.4
Avg Household Size
51
Median Age
20%
College-Educated
92%
High-School Grad
98.8 sq mi
ZIP Area
137
Density / Sq Mi
$73,209
Median Household Income
$36,675
Median Earnings
$890
Median Rent
$222,000
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?
Office building - Configured with private offices, a kitchenette, two bathrooms, storage, and dedicated parking for employees and clients.
Where is this office building located?
The property is located at 610 Hamlin Highway Lake Ariel, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,000‑square‑foot office building arranged across two floors; Multiple private offices, kitchenette, two bathrooms, and storage areas; 9‑space parking lot for employees and clients
