Live-Work Building with
For Sale
$390,000
6588 Pennsylvania 191, Cresco, PA 18326
COMMERCIAL - Cresco, PA
Property Size2,886 SF
Lot Size0.25 Acres
Price / SF$135.14
Days on Market142
Property Features for 6588 Pennsylvania 191
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mix Use
Zoning description
Commercial
Rooms
Basement
Parking
8
Basement
Partial, Walk-Out Access, Dirt Floor, Unfinished
Lot features
Flag Lot, Front Yard, Cleared
Elementary school district
Pocono Mountain
Middle school district
Pocono Mountain
High school district
Pocono Mountain
Subdivision
Barrett Township
Standard status
Active
APN
01.12.1.49-2
Size
2,886 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
8842
Utilities
Utilities
Propane
Heating system
Baseboard, Propane Stove, Propane (Heating)
Water source
Well
Amenities
courtyard
Building Details
Year built
1940
Floors in Building
1
Flooring type
Laminate, Wood
Building materials
Block, Concrete, Frame
Roof type
Shingle, Asphalt
Listing Agency:
KW Commercial - Tannersville
(570) 213-4900
Listed By:
Ricardo Garcia
(215) 664-1090
Added: Mar 25
Changed: Aug 4
Last Checked: Aug 13 at 7:06AM
MLS# PM-139777
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 live-work building is set up for mixed-use occupancy and rental income. The right side is described as providing rental income, while the left side offers an open 2,200 SF space with a courtyard in the middle. The property is on a 0.25-acre lot and was built in 1940.
The building has a mix of construction materials including block, concrete, and frame, with wood and laminate flooring. Heating is provided by propane, including baseboard and a propane stove. The property includes a well water source and propane utilities.
The zoning is listed as Mix Use, supporting flexible residential and commercial-style use arrangements for an owner-user or investor. The roof is described as asphalt shingles, and the property includes a basement.
The building has a mix of construction materials including block, concrete, and frame, with wood and laminate flooring. Heating is provided by propane, including baseboard and a propane stove. The property includes a well water source and propane utilities.
The zoning is listed as Mix Use, supporting flexible residential and commercial-style use arrangements for an owner-user or investor. The roof is described as asphalt shingles, and the property includes a basement.
Key Highlights
- 0.25‑acre lot
- Open 2,200 SF space on left with courtyard in the middle
- Rental income on right side
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
$34,286
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
8.79%
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%
$685,720
$685.7K
Cap Rate 7%
$489,800
$489.8K
Cap Rate 9%
$380,956
$381.0K
Market Conditions
NOI Build-Up for 2,886 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
$62.3K $21.60/SF
− Vacancy
−$7.5K −$2.59/SF
EGI
$54.9K $19.01/SF
− OpEx
−$20.6K −$7.13/SF
NOI
$34.3K $11.88/SF
Area
Monroe County, PA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$685,720
Cap Rate 7%
$489,800
Cap Rate 9%
$380,956
Alternative Uses
Best Use
Office B
$647.9K
$566.9K – $755.9K
NOI $45,351 @ 7.0% cap · market cap 11.63%
Second Best
Mixed Use
$489.8K
$428.6K – $571.4K
NOI $34,286 @ 7.0% cap · market cap 8.79%
Theoretical Best
Office A
$863.8K
$755.8K – $1.01M
NOI $60,467 @ 7.0% cap · market cap 15.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 18326, PA
4,291
Population
1,914
Households
2.2
Avg Household Size
48
Median Age
22%
College-Educated
97%
High-School Grad
33.4 sq mi
ZIP Area
128
Density / Sq Mi
$76,827
Median Household Income
$34,911
Median Earnings
$945
Median Rent
$244,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Live-work building on Pennsylvania Route 191 featuring rental income on one side and an open 2,200 SF space with a courtyard.
Where is this live-work space located?
The property is located at 6588 Pennsylvania 191 Cresco, PA.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: 0.25‑acre lot; Open 2,200 SF space on left with courtyard in the middle; Rental income on right side
