Multi-Level Office
For Sale
$637,500
928 Route 940, Pocono Lake, PA 18347
Commercial Sale, Pocono Lake, PA
Property Size3,640 SF
Lot Size6.46 Acres
Price / SF$175.14
Days on Market120
Property Features for 928 Route 940
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Rooms
Basement
Basement
Full, Concrete, Unfinished, Walk-Out Access, Sump Pump
Lot features
Back Yard, Front Yard
Elementary school district
Pocono Mountain
Middle school district
Pocono Mountain
High school district
Pocono Mountain
Subdivision
Tobyhanna Township
Standard status
Active
APN
19.16.1.38-4
Size
3,640 SF
Lot size
6.46 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 1
Tax Annual Amount
8871
Legal Description
Lot 1
Utilities
Utilities
Cable Available
Heating system
Propane (Heating), Forced Air, Electric (Heating)
Cooling system
Ceiling Fan(s), Ductless, Central Air
Water source
Well
Building Details
Year built
1974
Floors in Building
2
Flooring type
Vinyl, Hardwood, Tile
Building materials
Stone, T1-11, Wood Siding
Roof type
Asphalt, Shingle
Listing Agency:
RE/MAX Property Specialists - Pocono Lake · RE/MAX International
(570) 972-2940
Listed By:
Jeffrey L Rickert · License #RM423788
(267) 456-8844
Added: May 13
Changed: Sep 5
Last Checked: Sep 9 at 2:06AM
MLS# PM-141225
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 professional office property contains approximately 3,640 square feet across multiple levels. The main floor includes reception space, private offices, a conference room, training room, storage, bathrooms, and connecting hallways. Additional office and training areas are located upstairs, while the full basement provides further storage or work area. Multiple private entrances and varied room configurations support flexible office arrangements.
The property sits on 6.46 acres at 928 Route 940 in Pocono Lake, Pennsylvania. Built in 1974, the building features stone, T1-11, and wood siding, with asphalt shingle roofing. Interior finishes include vinyl, hardwood, and tile flooring. Heating is provided by propane, forced air, and electric systems, while cooling includes central air, ductless equipment, and ceiling fans. The property is served by a well and has cable available.
The property sits on 6.46 acres at 928 Route 940 in Pocono Lake, Pennsylvania. Built in 1974, the building features stone, T1-11, and wood siding, with asphalt shingle roofing. Interior finishes include vinyl, hardwood, and tile flooring. Heating is provided by propane, forced air, and electric systems, while cooling includes central air, ductless equipment, and ceiling fans. The property is served by a well and has cable available.
Key Highlights
- Approximately 3,640 square feet of office space
- 6.46‑acre property at 928 Route 940, Pocono Lake, PA 18347
- Main level includes reception, private offices, conference and training rooms
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
$57,199
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
8.97%
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%
$1,143,980
$1.1M
Cap Rate 7%
$817,129
$817.1K
Cap Rate 9%
$635,544
$635.5K
Market Conditions
NOI Build-Up for 3,640 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
$87.4K $24.00/SF
− Vacancy
−$11.1K −$3.05/SF
EGI
$76.3K $20.95/SF
− OpEx
−$19.1K −$5.24/SF
NOI
$57.2K $15.71/SF
Area
Monroe County, PA
Vacancy
12.70%
Lease Rate
$24.00 /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%
$1,143,980
Cap Rate 7%
$817,129
Cap Rate 9%
$635,544
Alternative Uses
Best Use
Office B
$817.1K
$715.0K – $953.3K
NOI $57,199 @ 7.0% cap · market cap 8.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$953.3K – $1.27M
NOI $76,265 @ 7.0% cap · market cap 11.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Explore this area
Business Placement
Demographics for 18347, PA
3,283
Population
4,370
Households
0.8
Avg Household Size
54
Median Age
35%
College-Educated
93%
High-School Grad
50.0 sq mi
ZIP Area
66
Density / Sq Mi
$81,275
Median Household Income
$40,425
Median Earnings
$1,176
Median Rent
$168,900
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 - Versatile office property with private entrances, meeting areas, training rooms, and a full basement.
Where is this office building located?
The property is located at 928 Route 940 Pocono Lake, PA.
What is the asking price?
The asking price for this property is $637,500.
What are key features of this property?
This property features: Approximately 3,640 square feet of office space; 6.46‑acre property at 928 Route 940, Pocono Lake, PA 18347; Main level includes reception, private offices, conference and training rooms
