Multi-Use Office
For Sale
$399,000
100 Tourist Ave, Clarks Summit, PA 18411
Highway Commercial-zoned office property with reception, private offices, kitchen, and full bath.
Property Size1,516 SF
Lot Size1.14 Acres
Price / SF$255.77
Days on Market22
Property Features for 100 Tourist Ave
General Information
Standard status
Active
Size
1,516 SF
Lot size
1.14 Acres
Zoning
Highway Commercial
Additional Details
Road Access
Yes
Amenities
reception area
offices
full kitchen
full bath
new heating system
central air
security system
interior temperature monitoring system
intercom
Building Details
Year Built
1950
Buildings
1
Building Size
1,516 SF
Listing Agency:
CLASSIC PROPERTIES
(570) 313-4654
Listed By:
RUTH K HOLLANDER · License #RS126149A
Source:
Revolvepa
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 29 at 7:06PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CLASSIC PROPERTIES
Investment Insights
Based on property information with market context.
The property is a 1950 office building on 1.14 acres at 100 Tourist Ave in Clarks Summit, Pennsylvania. Its layout includes a reception area, three offices, a full kitchen, and a full bath. Building systems include central air, a new heating system, a security system, interior temperature monitoring, and an intercom. A new roof with new underlayment was installed 12/25.
The site fronts 222 feet along routes 6 and 11, providing a prominent roadside position. Highway Commercial zoning applies to the property. The combination of office rooms, support areas, building systems, and an accessible commercial setting creates a practical configuration for office-related operations.
The site fronts 222 feet along routes 6 and 11, providing a prominent roadside position. Highway Commercial zoning applies to the property. The combination of office rooms, support areas, building systems, and an accessible commercial setting creates a practical configuration for office-related operations.
Key Highlights
- 1.14‑acre office property at 100 Tourist Ave, Clarks Summit, PA 18411
- 222 feet of road frontage along routes 6 and 11
- Highway Commercial zoning
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
$20,047
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
5.02%
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%
$400,940
$400.9K
Cap Rate 7%
$286,386
$286.4K
Cap Rate 9%
$222,744
$222.7K
Market Conditions
NOI Build-Up for 1,560 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
$31.3K $20.04/SF
− Vacancy
−$4.5K −$2.91/SF
EGI
$26.7K $17.13/SF
− OpEx
−$6.7K −$4.28/SF
NOI
$20.0K $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%
$400,940
Cap Rate 7%
$286,386
Cap Rate 9%
$222,744
Alternative Uses
Best Use
Office B
$286.4K
$250.6K – $334.1K
NOI $20,047 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$396.0K
$346.5K – $462.0K
NOI $27,717 @ 7.0% cap · market cap 6.95%
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
83
Businesses Nearby
Explore this area
Business Placement
Demographics for 18411, PA
22,851
Population
9,375
Households
2.4
Avg Household Size
45
Median Age
51%
College-Educated
96%
High-School Grad
55.4 sq mi
ZIP Area
412
Density / Sq Mi
$96,471
Median Household Income
$51,224
Median Earnings
$1,253
Median Rent
$274,200
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 - Highway Commercial-zoned office property with reception, private offices, kitchen, and full bath.
Where is this office building located?
The property is located at 100 Tourist Ave Clarks Summit, PA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1.14‑acre office property at 100 Tourist Ave, Clarks Summit, PA 18411; 222 feet of road frontage along routes 6 and 11; Highway Commercial zoning
