Former Auto Shop with
For Sale
$750,000
11205 State Route 61, Mount Carmel, PA 17851
Commercial property on 1.446 acres with three double garage bays, one drive-through bay, plus office space and an apartment.
Property Size5,000 SF
Lot Size1.45 Acres
Price / SF$150
Days on Market295
Property Features for 11205 State Route 61
General Information
Standard status
Active
Size
5,000 SF
Lot size
1.45 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Service Bays
3
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$3,324
Listing Agency:
BERKSHIRE HATHAWAY HOMESERVICES HODRICK REALTY-DANV
(570) 275-7696
Listed By:
CHRISTINA S SABOLCHICK
(570) 486-5510
Source:
Exprealty
Added: Nov 14, 2025
Changed: Aug 20
Last Checked: Sep 5 at 2:41PM
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 BERKSHIRE HATHAWAY HOMESERVICES HODRICK REALTY-DANV
Investment Insights
Based on property information with market context.
This for-sale commercial property sits on 1.446 acres and includes three double garage bays, with one bay configured as a drive-through. The building also features office space, an electronic sign, and a 3-bedroom, 1-bath upstairs apartment. The site is described as formerly a used car lot, and it presents an option set for a commercial build or redevelopment based on the existing garage and support improvements.
The property is positioned beside a new Domino’s and Dollar General and is just off the Route 54 and 61 interchange, with the seller noting high-traffic visibility and convenient access. Addressed at 11205 State Route 61 in Mount Carmel, PA, it is presented as suitable for uses such as a fast food restaurant or convenience store.
The existing configuration provides a mix of garage/drive-through capability, office space, and on-site living area through the upstairs apartment, supported by the electronic sign and current improvements on the parcel.
The property is positioned beside a new Domino’s and Dollar General and is just off the Route 54 and 61 interchange, with the seller noting high-traffic visibility and convenient access. Addressed at 11205 State Route 61 in Mount Carmel, PA, it is presented as suitable for uses such as a fast food restaurant or convenience store.
The existing configuration provides a mix of garage/drive-through capability, office space, and on-site living area through the upstairs apartment, supported by the electronic sign and current improvements on the parcel.
Key Highlights
- 1.446‑acre commercial property near the Route 54 and 61 interchange with office space and an upstairs apartment
- Former used car lot with 3 double garage bays, including 1 drive‑through bay
- Includes electronic sign
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
$47,122
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
6.28%
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%
$942,440
$942.4K
Cap Rate 7%
$673,171
$673.2K
Cap Rate 9%
$523,578
$523.6K
Market Conditions
NOI Build-Up for 5,000 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
$70.2K $14.04/SF
− Vacancy
−$7.4K −$1.47/SF
EGI
$62.8K $12.57/SF
− OpEx
−$15.7K −$3.14/SF
NOI
$47.1K $9.42/SF
Area
Northumberland County, PA
Vacancy
10.50%
Lease Rate
$14.04 /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%
$942,440
Cap Rate 7%
$673,171
Cap Rate 9%
$523,578
Alternative Uses
Best Use
Specialty Retail
$673.2K
$589.0K – $785.4K
NOI $47,122 @ 7.0% cap · market cap 6.28%
Second Best
Retail
$580.0K
$507.5K – $676.6K
NOI $40,597 @ 7.0% cap · market cap 5.41%
Theoretical Best
Warehouse
$6.08M
$5.32M – $7.10M
NOI $425,877 @ 7.0% cap · market cap 56.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Service bays
1
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
77
Businesses Nearby
18k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Turkey Hill Minit Market
Shops & Services
11,234 visits/mo
0.1 miles
Dollar General
Shops & Services
6,517 visits/mo
0.1 miles
Demographics for 17851, PA
7,256
Population
3,907
Households
1.9
Avg Household Size
44
Median Age
17%
College-Educated
90%
High-School Grad
15.0 sq mi
ZIP Area
484
Density / Sq Mi
$53,808
Median Household Income
$42,644
Median Earnings
$802
Median Rent
$73,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Commercial property on 1.446 acres with three double garage bays, one drive-through bay, plus office space and an apartment.
Where is this grocery and convenience store located?
The property is located at 11205 State Route 61 Mount Carmel, PA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 1.446‑acre commercial property near the Route 54 and 61 interchange with office space and an upstairs apartment; Former used car lot with 3 double garage bays, including 1 drive‑through bay; Includes electronic sign
