Flex Space with Two Overhead
For Sale
$675,000
109 Drinker Turnpike Sr 435, Clifton Township, PA 18424
COMMERCIAL - Clifton Township, PA
Property Size3,600 SF
Lot Size3.49 Acres
Price / SF$187.50
Days on Market53
Property Features for 109 Drinker Turnpike Sr 435
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-Commercial
Zoning description
Commercial
Parking
10
Fencing
Chain Link
Subdivision
Clifton Township
Standard status
Active
APN
2390101000804
Size
3,600 SF
Lot size
3.49 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
3.49A W-01
Tax Annual Amount
5725
Legal Description
3.49A W-01
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Oil
Cooling system
Ceiling Fan(s)
Water source
Well
Building Details
Year built
1985
Floors in Building
1
Flooring type
Concrete
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Meisse Real Estate
(570) 801-7050
Listed By:
Paul Gibson · License #RS340695
(570) 801-7050
Added: Jul 2
Changed: Aug 4
Last Checked: Aug 23 at 2:06PM
MLS# PM-142753
Copyright © 2026 Pocono Mountains 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.
Flex space building on PA Route 435 within 0.5 miles of the Gouldsboro exit off Interstate 380. The property includes 3,600 square feet with 16 ft ceilings, an office area, and a fenced-in yard with chain link fencing. Vehicle access is supported by two 14' overhead doors.
The site offers 3.49 acres, with enough land to potentially add additional vehicle storage or another building. The structure is built with metal siding and a metal roof, with concrete flooring. Heating is oil with forced air, and cooling is provided via ceiling fans.
Constructed in 1985, the property is served by a well for water and a septic tank for sewer.
The site offers 3.49 acres, with enough land to potentially add additional vehicle storage or another building. The structure is built with metal siding and a metal roof, with concrete flooring. Heating is oil with forced air, and cooling is provided via ceiling fans.
Constructed in 1985, the property is served by a well for water and a septic tank for sewer.
Key Highlights
- 3.49‑acre site with room to add vehicle storage or another building
- 3,600 SF flex space with 16 ft ceilings
- Two 14' overhead doors for vehicle access
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
$20,780
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
3.08%
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%
$415,600
$415.6K
Cap Rate 7%
$296,857
$296.9K
Cap Rate 9%
$230,889
$230.9K
Market Conditions
NOI Build-Up for 3,600 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
$31.7K $8.81/SF
− Vacancy
−$2.0K −$0.56/SF
EGI
$29.7K $8.25/SF
− OpEx
−$8.9K −$2.47/SF
NOI
$20.8K $5.77/SF
Area
Wayne County, PA
Vacancy
6.40%
Lease Rate
$8.81 /SF/Yr
Expense Ratio
30.00%
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%
$415,600
Cap Rate 7%
$296,857
Cap Rate 9%
$230,889
Alternative Uses
Best Use
Industrial
$296.9K
$259.8K – $346.3K
NOI $20,780 @ 7.0% cap · market cap 3.08%
Second Best
Flex RnD
$276.4K
$241.9K – $322.5K
NOI $19,350 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$877.8K
$768.1K – $1.02M
NOI $61,448 @ 7.0% cap · market cap 9.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18424, PA
5,598
Population
4,031
Households
1.4
Avg Household Size
49
Median Age
22%
College-Educated
93%
High-School Grad
81.2 sq mi
ZIP Area
69
Density / Sq Mi
$62,192
Median Household Income
$37,167
Median Earnings
$994
Median Rent
$191,800
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - C-Commercial flex building with office space and a fenced yard, located on PA Route 435 near the I-380 exit.
Where is this flex space located?
The property is located at 109 Drinker Turnpike Sr 435 Clifton Township, PA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 3.49‑acre site with room to add vehicle storage or another building; 3,600 SF flex space with 16 ft ceilings; Two 14' overhead doors for vehicle access
