Three-Home Multifamily
For Sale
Contact for pricing
105 Sugar Mountain Road, Lackawaxen, PA 18435
Three residences occupy a large tract with more than eight acres of undeveloped land.
Property Size7,662 SF
Price / SF$117.33
Days on Market54
Property Features for 105 Sugar Mountain Road
General Information
Standard status
Active
Size
7,662 SF
Property subtype
Multifamily
Investment Type
Value Add
Additional Details
Multifamily Units
3
Building Details
Buildings
3
Units
3
Tenancy
Multi
Listing Agency:
Keller Williams Hudson Valley
Listed By:
Amanda Brehm · License #00000
(845) 741-5608
Source:
Crexi
Added: Jul 28
Changed: Sep 10
Last Checked: Sep 18 at 6:28AM
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 Keller Williams Hudson Valley
Investment Insights
Based on property information with market context.
This multifamily property includes three custom-built homes situated across more than 10 acres. More than 8 acres remain undeveloped, providing a substantial portion of land beyond the existing residential improvements. All current tenants are moving out, leaving the homes available for a new ownership strategy.
The property is located in Lackawaxen, near the Upper Delaware River, Roebling Bridge, Barryville, Milford, and the New York border. Its existing three-home configuration and remaining undeveloped acreage support consideration of long-term rental, vacation rental, corporate retreat, or family compound use, as identified for the property.
The property is located in Lackawaxen, near the Upper Delaware River, Roebling Bridge, Barryville, Milford, and the New York border. Its existing three-home configuration and remaining undeveloped acreage support consideration of long-term rental, vacation rental, corporate retreat, or family compound use, as identified for the property.
Key Highlights
- Three custom‑built homes on more than 10 acres
- More than 8 acres of undeveloped land
- All current tenants are moving out
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
$75,581
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
8.41%
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%
$1,511,620
$1.5M
Cap Rate 7%
$1,079,729
$1.1M
Cap Rate 9%
$839,789
$839.8K
Market Conditions
NOI Build-Up for 7,662 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
$146.2K $19.08/SF
− Vacancy
−$8.8K −$1.14/SF
EGI
$137.4K $17.94/SF
− OpEx
−$61.8K −$8.07/SF
NOI
$75.6K $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%
$1,511,620
Cap Rate 7%
$1,079,729
Cap Rate 9%
$839,789
Alternative Uses
Best Use
Apartment 5plus
$1.08M
$944.8K – $1.26M
NOI $75,581 @ 7.0% cap · market cap 8.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.87M
$1.64M – $2.18M
NOI $130,884 @ 7.0% cap · market cap 14.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
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Business Placement
Demographics for 18435, PA
1,055
Population
1,569
Households
0.7
Avg Household Size
53
Median Age
51%
College-Educated
94%
High-School Grad
12.5 sq mi
ZIP Area
84
Density / Sq Mi
$97,924
Median Household Income
$46,552
Median Earnings
$317,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Three residences occupy a large tract with more than eight acres of undeveloped land.
Where is this multifamily property located?
The property is located at 105 Sugar Mountain Road Lackawaxen, PA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Three custom‑built homes on more than 10 acres; More than 8 acres of undeveloped land; All current tenants are moving out
