Office Building with Great
For Sale
$479,000
768 PA-307, Moscow, PA 18444
Commercial Sale, Spring Brook Twp, PA
Property Size3,024 SF
Lot Size0.57 Acres
Price / SF$158.40
Days on Market58
Property Features for 768 PA-307
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Security features
Security
Elementary school district
North Pocono
Middle school district
North Pocono
High school district
North Pocono
Directions
380 to exit 4, right on 690, left on 307, building on left
Standard status
Active
APN
20402010014
Size
3,024 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7812
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Well
Amenities
private offices
open work areas
half baths
kitchenette
conference/meeting spaces
storage
great room with vaulted wood ceilings
basement
Building Details
Year built
2000
Floors in Building
1
Number of units
1
Roof type
Shingle, Asphalt
Listing Agency:
ERA One Source Realty · ERA Real Estate
(570) 587-9999
Listed By:
Sunita Arora · License #RM061605A
(570) 510-5840
Added: Jul 2
Changed: Aug 19
Last Checked: Aug 28 at 10:06PM
MLS# SC263154
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 3,024-square-foot office building, constructed in 2000, sits on 0.57 acres and combines private offices with open work areas. The layout includes two half baths, a kitchenette, conference and meeting areas, storage, and a 729-square-foot great room with vaulted wood ceilings. A basement of more than 2,200 square feet provides additional storage capacity.
Located at 768 PA-307 in Spring Brook Township, the property offers direct access along Route 307 and on-site parking. Building infrastructure includes natural gas heat, well water, public sewer, and a shingle/asphalt roof. Commercial zoning supports the property’s office-oriented configuration and service-business use.
Located at 768 PA-307 in Spring Brook Township, the property offers direct access along Route 307 and on-site parking. Building infrastructure includes natural gas heat, well water, public sewer, and a shingle/asphalt roof. Commercial zoning supports the property’s office-oriented configuration and service-business use.
Key Highlights
- 3,024 SF office building on 0.57 acres
- 729 SF great room with vaulted wood ceilings
- More than 2,200 SF of basement storage
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
$38,860
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
8.11%
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%
$777,200
$777.2K
Cap Rate 7%
$555,143
$555.1K
Cap Rate 9%
$431,778
$431.8K
Market Conditions
NOI Build-Up for 3,024 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
$60.6K $20.04/SF
− Vacancy
−$8.8K −$2.91/SF
EGI
$51.8K $17.13/SF
− OpEx
−$13.0K −$4.28/SF
NOI
$38.9K $12.85/SF
Area
Lackawanna County, PA
Vacancy
14.50%
Lease Rate
$20.04 /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%
$777,200
Cap Rate 7%
$555,143
Cap Rate 9%
$431,778
Alternative Uses
Best Use
Office B
$555.1K
$485.8K – $647.7K
NOI $38,860 @ 7.0% cap · market cap 8.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$767.5K
$671.6K – $895.5K
NOI $53,728 @ 7.0% cap · market cap 11.22%
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
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 18444, PA
13,540
Population
5,954
Households
2.3
Avg Household Size
46
Median Age
33%
College-Educated
94%
High-School Grad
105.1 sq mi
ZIP Area
129
Density / Sq Mi
$84,919
Median Household Income
$49,188
Median Earnings
$1,015
Median Rent
$249,400
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?
Office building - Flexible office property with private rooms, open work areas, meeting space, storage, and convenient Route 307 access.
Where is this office building located?
The property is located at 768 PA-307 Moscow, PA.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: 3,024 SF office building on 0.57 acres; 729 SF great room with vaulted wood ceilings; More than 2,200 SF of basement storage
