Office
For Sale
$1,595,000
113 Pocono Drive, Milford, PA 18337
Commercial zoning accommodates professional, retail, medical, dining, and distribution applications.
Property Size5,054 SF
Lot Size2.53 Acres
Price / SF$315.59
Days on Market38
Property Features for 113 Pocono Drive
General Information
Standard status
Active
Size
5,054 SF
Total Parking Spaces
25
Lot size
2.53 Acres
Property subtype
Commercial
Zoning
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$23,438
Building Details
Building Size
5,054 SF
Year Built
1992
Buildings
1
Stories
1
Listing Agency:
Davis R. Chant Real Estate - Milford
(570) 296-7717
Listed By:
Carly Longhenry · License #RS284995
(570) 296-7717
Source:
Sercommercial
Added: Jul 23
Changed: Aug 28
Last Checked: Aug 28 at 7:08PM
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 Davis R. Chant Real Estate - Milford
Investment Insights
Based on property information with market context.
This Milford property includes a 5,054-square-foot office building constructed in 1992 on a 2.53-acre parcel. The commercial zoning and stated range of potential applications support consideration for professional, retail, medical, dining, and distribution operations. The site also includes parking and additional land area identified for expansion.
Located at 113 Pocono Drive in Milford, Pennsylvania, the property sits just off Route 6 & 209. Its position provides access to those routes and places the office asset within the Milford market. The combination of an existing commercial building, substantial land area, and multiple stated use possibilities creates a flexible setting for an owner-user or commercial operator.
Located at 113 Pocono Drive in Milford, Pennsylvania, the property sits just off Route 6 & 209. Its position provides access to those routes and places the office asset within the Milford market. The combination of an existing commercial building, substantial land area, and multiple stated use possibilities creates a flexible setting for an owner-user or commercial operator.
Key Highlights
- 5,054‑square‑foot office building on a 2.53‑acre lot
- Commercial zoning
- Built in 1992
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
$62,088
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
3.89%
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%
$1,241,760
$1.2M
Cap Rate 7%
$886,971
$887.0K
Cap Rate 9%
$689,867
$689.9K
Market Conditions
NOI Build-Up for 5,054 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
$106.1K $21.00/SF
− Vacancy
−$23.3K −$4.62/SF
EGI
$82.8K $16.38/SF
− OpEx
−$20.7K −$4.10/SF
NOI
$62.1K $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%
$1,241,760
Cap Rate 7%
$886,971
Cap Rate 9%
$689,867
Alternative Uses
Best Use
Office B
$887.0K
$776.1K – $1.03M
NOI $62,088 @ 7.0% cap · market cap 3.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,334 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
134
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?
Office building - Commercial zoning accommodates professional, retail, medical, dining, and distribution applications.
Where is this office building located?
The property is located at 113 Pocono Drive Milford, PA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: 5,054‑square‑foot office building on a 2.53‑acre lot; Commercial zoning; Built in 1992
