Mixed-Use Property with Garage
For Sale
$729,000
111 Mountain Springs Rd, Milford, PA 18337
Property combines an on-site residence with a rented garage and barn office for flexible live-work use.
Property Size1,850 SF
Price / SF$394.05
Days on Market28
Property Features for 111 Mountain Springs Rd
General Information
Standard status
Active
Size
1,850 SF
Property subtype
Commercial
Building Details
Year Built
1970
Listing Agency:
Mary Enck Realty Inc
(570) 722-9261
Listed By:
Miriam Santiago · License #RS362705
Source:
Poconohomessearch
Added: Aug 4
Changed: Aug 29
Last Checked: Aug 30 at 6:18PM
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 Mary Enck Realty Inc
Investment Insights
Based on property information with market context.
This mixed-use property combines a residential home with commercial improvements designed for practical on-site use. The property includes a garage/mechanical building that generates land-rent income and a barn office leased on a month-to-month basis. Together, these components support a live-work configuration with residential occupancy and workspace in one location.
Located at 111 Mountain Springs Rd in Milford, Pennsylvania, the property offers 1,850 square feet of property size and was built in 1970. The existing setup may suit an owner-occupant, investor, contractor, or small business operator seeking a residence alongside garage and office functionality, subject to local zoning and approvals.
Located at 111 Mountain Springs Rd in Milford, Pennsylvania, the property offers 1,850 square feet of property size and was built in 1970. The existing setup may suit an owner-occupant, investor, contractor, or small business operator seeking a residence alongside garage and office functionality, subject to local zoning and approvals.
Key Highlights
- Residential home included on the mixed‑use property
- Garage/mechanical building currently generates land‑rent income
- Barn office is rented on a month‑to‑month basis
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
$22,727
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
3.12%
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%
$454,540
$454.5K
Cap Rate 7%
$324,671
$324.7K
Cap Rate 9%
$252,522
$252.5K
Market Conditions
NOI Build-Up for 1,850 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
$38.9K $21.00/SF
− Vacancy
−$8.5K −$4.62/SF
EGI
$30.3K $16.38/SF
− OpEx
−$7.6K −$4.10/SF
NOI
$22.7K $12.29/SF
Area
Pike County, PA
Vacancy
22.00%
Lease Rate
$21.00 /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%
$454,540
Cap Rate 7%
$324,671
Cap Rate 9%
$252,522
Alternative Uses
Best Use
Office B
$324.7K
$284.1K – $378.8K
NOI $22,727 @ 7.0% cap · market cap 3.12%
Second Best
Mixed Use
$267.6K
$234.1K – $312.2K
NOI $18,731 @ 7.0% cap · market cap 2.57%
Theoretical Best
Office A
$451.5K
$395.0K – $526.7K
NOI $31,602 @ 7.0% cap · market cap 4.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
50
Businesses Nearby
Explore this area
Business Placement
Demographics for 18337, PA
15,519
Population
7,615
Households
2
Avg Household Size
47
Median Age
33%
College-Educated
95%
High-School Grad
71.8 sq mi
ZIP Area
216
Density / Sq Mi
$89,935
Median Household Income
$48,022
Median Earnings
$1,507
Median Rent
$284,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Property combines an on-site residence with a rented garage and barn office for flexible live-work use.
Where is this mixed-use property located?
The property is located at 111 Mountain Springs Rd Milford, PA.
What is the asking price?
The asking price for this property is $729,000.
What are key features of this property?
This property features: Residential home included on the mixed‑use property; Garage/mechanical building currently generates land‑rent income; Barn office is rented on a month‑to‑month basis
