Two-Unit Restaurant
For Sale
$399,000
102 Pittston Avenue, Pittston, PA 18640
Commercial, Pittston, PA
Property Size2,147 SF
Price / SF$185.84
Days on Market121
Property Features for 102 Pittston Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 4, Bathroom 3, Bathroom 2
Elementary school district
Pittston
Middle school district
Pittston
High school district
Pittston
Directions
Pittston bypass to the light by Donut Connection.
Subdivision
Pittston
Standard status
Active
APN
51-E12SW1-009-001 & 024
Size
2,147 SF
Taxes and HOA fees
Tax Description
Tenants personal property
Tax Annual Amount
5621
Legal Description
Tenants personal property
Listing Agency:
Rubbico Real Estate · Realty World
(570) 826-1600
Listed By:
Jonathan Kyle McDermott · License #RS378394
(570) 905-5215
Added: May 23
Changed: Sep 13
Last Checked: Sep 20 at 10:06PM
MLS# 25-6277
Copyright © 2026 Luzerne County 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 2,147-square-foot commercial property contains two separate units, each occupied by a long-term tenant. The layouts are described as adaptable for a range of commercial uses, with four bathrooms identified within the building.
The property is located at 102 Pittston Avenue in Pittston, Pennsylvania, within Luzerne County and the 18640 postal area. Commercial zoning supports its current commercial positioning. The site is described as offering convenient access, strong visibility, and exposure to high traffic, adding practical value for continued occupancy and customer-oriented operations.
The property is located at 102 Pittston Avenue in Pittston, Pennsylvania, within Luzerne County and the 18640 postal area. Commercial zoning supports its current commercial positioning. The site is described as offering convenient access, strong visibility, and exposure to high traffic, adding practical value for continued occupancy and customer-oriented operations.
Key Highlights
- 2,147 SF commercial property at 102 Pittston Avenue
- Two commercial units currently occupied by long‑term tenants
- 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
$23,139
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
5.80%
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%
$462,780
$462.8K
Cap Rate 7%
$330,557
$330.6K
Cap Rate 9%
$257,100
$257.1K
Market Conditions
NOI Build-Up for 2,147 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
$32.2K $15.00/SF
− Vacancy
−$1.4K −$0.63/SF
EGI
$30.9K $14.37/SF
− OpEx
−$7.7K −$3.59/SF
NOI
$23.1K $10.78/SF
Area
Luzerne County, PA
Vacancy
4.20%
Lease Rate
$15.00 /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%
$462,780
Cap Rate 7%
$330,557
Cap Rate 9%
$257,100
Alternative Uses
Best Use
Specialty Retail
$330.6K
$289.2K – $385.7K
NOI $23,139 @ 7.0% cap · market cap 5.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$680.2K
$595.2K – $793.5K
NOI $47,612 @ 7.0% cap · market cap 11.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
144
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18640, PA
16,351
Population
8,036
Households
2
Avg Household Size
46
Median Age
25%
College-Educated
94%
High-School Grad
27.9 sq mi
ZIP Area
586
Density / Sq Mi
$57,358
Median Household Income
$39,733
Median Earnings
$890
Median Rent
$135,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercially zoned building with separate occupied units and adaptable interior layouts.
Where is this conventional restaurant located?
The property is located at 102 Pittston Avenue Pittston, 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: 2,147 SF commercial property at 102 Pittston Avenue; Two commercial units currently occupied by long‑term tenants; Commercial zoning
