Commercial Estate with Guest
For Sale
$1,200,000
1015 Rt 390, Greentown, PA 18426
Residential, Greentown, PA
Property Size6,819 SF
Lot Size5.00 Acres
Price / SF$175.98
Days on Market105
Property Features for 1015 Rt 390
General Information
Property type
Commercial Sale
Property subtype
Single Family Residence
Zoning
Commercial
Bedrooms
11
Bathrooms
14
Full bathrooms
12
Half bathrooms
2
Rooms
Bedroom 5, Bathroom 3, Bathroom 9, Bedroom 4, Bathroom 7, Bedroom 10, Bedroom 2, Bathroom 12, Bathroom 11, Bedroom 1, Bathroom 6, Family Room, Bedroom 7, Dining Room, Basement, Bathroom 4, Bathroom 1, Bathroom 10, Bedroom 6, Bathroom 5, Bedroom 3, Bathroom 13, Bathroom 14, Bedroom 8, Bedroom 9, Bedroom 11, Bathroom 2, Bathroom 8
Parking features
Oversize, Garage, Driveway
Window features
Insulated Windows
Patio and Porch features
Porch, Deck
Interior features
Crown Molding, Walk-In Closet(s), Storage, Second Kitchen, Natural Woodwork, In-Law Floorplan, Granite Counters
Exterior features
Storage, Private Yard
Basement
French Drain, Walk-Out Access, Sump Pump
Appliances
Dishwasher, Propane Cooktop, Stainless Steel Appliance(s), Refrigerator, Microwave
Lot features
Adjoins Game Lands, Level, Front Yard, Back Yard, Adjoins State Lands
Elementary school district
Wallenpaupack School District
Middle school district
Wallenpaupack School District
High school district
Wallenpaupack School District
Directions
84W toward Scranton, 84W towards Promised Land Park, go across bridge, home on right.
Standard status
Active
APN
116.02-01-03
Size
6,819 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Annual Amount
5813
Utilities
Sewer type
Septic Tank
Heating system
Hot Water(Heating), Oil
Cooling system
Ductless
Water source
Well
Building Details
Year built
1915
Floors in Building
3
Flooring type
Tile, Hardwood, Vinyl
Building materials
Vinyl Siding
Roof type
Fiberglass, Asphalt
Architectural style
Colonial
Additional Structures
Storage
Listing Agency:
NON-MEMBER OFFICE
(570) 226-2300
Listed By:
Jaime Goulet
(610) 858-5326
Added: May 24
Changed: Sep 3
Last Checked: Sep 5 at 1:06AM
MLS# PW-261778
Copyright © 2026 Pike/Wayne Association 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.
Set on 5 private acres, this commercial-zoned estate combines extensive indoor space with multiple living options. The home features 11 bedrooms, each with its own full bath, hardwood flooring, and several gathering areas designed for group hosting. At the center is a chef’s kitchen with granite countertops, stainless steel appliances, and a premium Viking stove. Separate guest or staff quarters include an additional kitchen and private living area, offering flexibility for extended family, retreats, or on-site lodging. Over time, the property has received updates including newer roofing, vinyl siding, replacement windows, and upgraded furnace and boiler systems.
The property sits adjacent to state game lands and is steps from Promised Land State Park, with access to the lake and a nearby beach. It’s also located near Pocono-area year-round outdoor recreation such as hiking, boating, fishing, and skiing, along with nearby attractions including golf courses, casinos, lakes, and waterparks.
For buyers or operators seeking a larger, self-contained facility, the layout supports multiple occupancy configurations while keeping guest or staff areas distinct. Outdoor amenities include a freshly painted wraparound deck, a covered porch, coach lighting, a 4-car garage, and extensive guest parking for events and group stays. The combination of established mechanical updates and a flexible interior plan can support a range of hospitality-oriented uses, subject to applicable approvals and operating requirements.
The property sits adjacent to state game lands and is steps from Promised Land State Park, with access to the lake and a nearby beach. It’s also located near Pocono-area year-round outdoor recreation such as hiking, boating, fishing, and skiing, along with nearby attractions including golf courses, casinos, lakes, and waterparks.
For buyers or operators seeking a larger, self-contained facility, the layout supports multiple occupancy configurations while keeping guest or staff areas distinct. Outdoor amenities include a freshly painted wraparound deck, a covered porch, coach lighting, a 4-car garage, and extensive guest parking for events and group stays. The combination of established mechanical updates and a flexible interior plan can support a range of hospitality-oriented uses, subject to applicable approvals and operating requirements.
Key Highlights
- Colonial‑style home built in 1915 with 11 bedrooms and each bedroom includes its own full bath
- 11 bedrooms with full in‑law/guest flexibility, including an in‑law floorplan plus a second kitchen and private living area
- Chef’s kitchen features granite counters, stainless steel appliances, and a propane cooktop with a Viking stove
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
$67,265
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
5.61%
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%
$1,345,300
$1.3M
Cap Rate 7%
$960,929
$960.9K
Cap Rate 9%
$747,389
$747.4K
Market Conditions
NOI Build-Up for 6,819 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
$130.1K $19.08/SF
− Vacancy
−$7.8K −$1.14/SF
EGI
$122.3K $17.94/SF
− OpEx
−$55.0K −$8.07/SF
NOI
$67.3K $9.86/SF
Area
Pike County, PA
Vacancy
6.00%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
45.00%
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%
$1,345,300
Cap Rate 7%
$960,929
Cap Rate 9%
$747,389
Alternative Uses
Best Use
Apartment 5plus
$960.9K
$840.8K – $1.12M
NOI $67,265 @ 7.0% cap · market cap 5.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.66M
$1.46M – $1.94M
NOI $116,484 @ 7.0% cap · market cap 9.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 18426, PA
3,883
Population
3,973
Households
1
Avg Household Size
53
Median Age
21%
College-Educated
92%
High-School Grad
52.1 sq mi
ZIP Area
75
Density / Sq Mi
$78,438
Median Household Income
$42,217
Median Earnings
$1,279
Median Rent
$268,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - A 5-acre commercial-zoned estate with 11 en-suite bedrooms, chef’s kitchen, and separate guest/staff living for flexible hospitality use.
Where is this single family property located?
The property is located at 1015 Rt 390 Greentown, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Colonial‑style home built in 1915 with 11 bedrooms and each bedroom includes its own full bath; 11 bedrooms with full in‑law/guest flexibility, including an in‑law floorplan plus a second kitchen and private living area; Chef’s kitchen features granite counters, stainless steel appliances, and a propane cooktop with a Viking stove
