Three-Home Multifamily
For Sale
$989,900
105 Sugar Mountain Road, Lackawaxen, PA 18435
MULTI_FAMILY - Split Level, Contemporary - Lackawaxen, PA
Property Size7,682 SF
Lot Size10.56 Acres
Price / SF$128.86
Days on Market48
Property Features for 105 Sugar Mountain Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Zoning description
Multi-Family
Bedrooms
9
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 8, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 3, Bedroom 7, Bathroom 3, Bedroom 9, Bedroom 2, Bedroom 6, Bathroom 6, Bathroom 2, Bathroom 7, Bathroom 8, Basement, Bedroom 5
Parking features
Garage, Driveway
Window features
Double Pane Windows
Patio and Porch features
Porch, Deck
Interior features
Beamed Ceilings, Walk-In Closet(s), Tile Counters, Open Floorplan, Recessed Lighting, Natural Woodwork, On Site Septic, In-Law Floorplan, High Speed Internet, High Ceilings, Entrance Foyer, Ceiling Fan(s), Cathedral Ceiling(s), Built-in Features, Breakfast Bar
Exterior features
Lighting, Private Yard, Rain Gutters
Fireplace
1
Basement
Full, Unfinished
Lot features
Many Trees, Secluded, Wooded, Split Possible, Private, Open Lot, Not In Development
View
Forest
Elementary school district
Wallenpaupack School District
Middle school district
Wallenpaupack School District
High school district
Wallenpaupack School District
Directions
Cross the historic Roebling Bridge into Lackawaxen, PA. Continue on Route 590 for approximately 3.5 miles, then turn onto Sugar Mountain Road. Follow the private roadway to access all three residences: 105, 107, and 111 Sugar Mountain Road.
Standard status
Active
APN
026.00-01-03.001 111556
Size
7,682 SF
Lot size
10.56 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
13589
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Oil, Forced Air, Baseboard
Cooling system
Window Unit(s)
Water source
Well
Amenities
private roadway
cathedral ceilings
exposed beams
vaulted great room
loft
private rear deck
wraparound porch
covered balcony
floor-to-ceiling bluestone wood-burning fireplace
home office
second family room
multiple covered balconies
walk-in closet
soaking tub
accessibility ramp
Building Details
Year built
2005
Floors in Building
3
Number of units
3
Flooring type
Hardwood
Building materials
Log Siding, Wood Siding
Roof type
Shingle, Asphalt
Architectural style
Contemporary, Split Level
Listing Agency:
Keller Williams Realty Hudson Valley United
(845) 610-6065
Listed By:
Amanda Brehm · License #00000
(845) 741-5608
Added: Jun 25
Changed: Aug 3
Last Checked: Aug 11 at 7:06PM
MLS# PW-262069
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.
This multifamily property combines three custom-built residences across 7,682 square feet on 10.56 acres in Lackawaxen. The homes include two 3-bedroom, 2-bath residences measuring 1,628 SF and 1,734 SF, plus a larger 4,300-plus-square-foot residence with 5 bedrooms and 4 full baths. Shared architectural elements include log and wood siding, bluestone-accented chimneys, hardwood flooring, exposed beams, cathedral ceilings, porches, decks, and garage or driveway parking. The largest home adds three levels, an open-concept main floor, a wood-burning fireplace, office, family room, covered balconies, and a primary suite with a private balcony, walk-in closet, ensuite, and separate exterior entrance with accessibility ramp.
Each residence has its own driveway and utilities, while more than 8 acres remain largely undeveloped. The property is near the Upper Delaware River, Roebling Bridge, Barryville, Milford, and the New York border, with access to kayaking, fishing, hiking, skiing, and year-round recreation. Residential zoning, well water, septic systems, and cable availability are documented.
Each residence has its own driveway and utilities, while more than 8 acres remain largely undeveloped. The property is near the Upper Delaware River, Roebling Bridge, Barryville, Milford, and the New York border, with access to kayaking, fishing, hiking, skiing, and year-round recreation. Residential zoning, well water, septic systems, and cable availability are documented.
Key Highlights
- Three residences totaling 7,682 SF on 10.56 acres
- Two 3‑bedroom, 2‑bath homes plus a 5‑bedroom, 4‑bath residence
- Each home has its own driveway and utilities
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
$75,778
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
7.66%
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%
$1,515,560
$1.5M
Cap Rate 7%
$1,082,543
$1.1M
Cap Rate 9%
$841,978
$842.0K
Market Conditions
NOI Build-Up for 7,682 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
$146.6K $19.08/SF
− Vacancy
−$8.8K −$1.14/SF
EGI
$137.8K $17.94/SF
− OpEx
−$62.0K −$8.07/SF
NOI
$75.8K $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%
$1,515,560
Cap Rate 7%
$1,082,543
Cap Rate 9%
$841,978
Alternative Uses
Best Use
Apartment 5plus
$1.08M
$947.2K – $1.26M
NOI $75,778 @ 7.0% cap · market cap 7.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.87M
$1.64M – $2.19M
NOI $131,226 @ 7.0% cap · market cap 13.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Three separate residences offer flexible multifamily living, rental, and retreat configurations on a private wooded property.
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 $989,900.
What are key features of this property?
This property features: Three residences totaling 7,682 SF on 10.56 acres; Two 3‑bedroom, 2‑bath homes plus a 5‑bedroom, 4‑bath residence; Each home has its own driveway and utilities
