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    Shohola Commercial Building: Endless Potential Title is generated by Realmo AI

    114 Richardson Ave, Shohola, PA 18458

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    For Sale
    $249,000

    COMMERCIAL - Shohola, PA

    Added:
    Apr 9, 2025
    Days on Market:
    403
    Last Refresh:
    May 16 at 10:06 pm

    Property Features for 114 Richardson Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Rooms
    Basement
    Parking features
    Off Street, Driveway
    Basement
    Unfinished
    Standard status
    Active

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    938

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Oil, Hot Water(Heating)
    Water source
    Well

    Building Details

    Year built
    1977
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Wood
    Roof type
    Shingle, Asphalt

    We can help!

    Listing Contact
    Dawn Payne
    Dawn Payne

    Listing agent Dawn Payne License #10491209069

    Listing office Payne Team Real Estate 3799 NY-97 P.O. Box 4, Barryville, PA

    Listing date Apr 9, 2025

    MLS# PW-250884 Listing URL

    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.

    HighLights

    • High‑potential commercial building suitable for office, retail, or creative studio use.
    • Zoning allows conversion to a two‑family property for rental income.
    • Efficient oil heat and functional half bath.
    • Abundant street parking available.
    • Convenient location near the Delaware River, restaurants, antique shops, and the Bethel Woods performing arts center.
    • Close proximity to Metro North train (20 minutes).

    Overview

    This two-story commercial building, formerly an art studio, presents diverse revenue-generating opportunities. The property benefits from abundant street parking, efficient oil heat, and a functional half bath. Suited for various uses, it can be transformed into a high-demand office, retail space, or creative studio. Its zoning also allows for conversion into a two-family property, offering additional rental income potential. The property is located minutes from the Delaware River and close to local restaurants and antique shops. It is also located 20 minutes from the metro north train and close to Bethel Woods performing art center. The location allows for the option to reside in one unit while renting out the other, or to maximize the space for multiple tenants.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Artists' Market Community ... Theater & Performing Art Venue

    Suggested Use

    Restaurant Real Estate Agency Law Firm Dental Office Auto Repair Shop Hair Salon Pharmacy Gym & Fitness Center Hotel & Motel Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Shohola
    County
    Pike
    State
    Pennsylvania
    Longitude
    -74.916503
    Latitude
    41.473688

    FAQs

    What type of property is this?
    Mixed-use property - Two-story commercial building with revenue opportunities in Shohola, PA.
    Where is this mixed-use property located?
    The property is located at 114 Richardson Ave Shohola, PA.
    What is the asking price?
    The asking price for this property is $249,000.
    What are key features of this property?
    This property features: High‑potential commercial building suitable for office, retail, or creative studio use.; Zoning allows conversion to a two‑family property for rental income.; Efficient oil heat and functional half bath.
    (845) 649-1720
    We can help!
    Listing Contact
    Dawn Payne
    Dawn Payne
    Real Estate License ID: 10491209069
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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