Two-Building Mixed-Use
For Sale
$399,000
Pending
1147 S Main St, Mansfield, PA 16933
COMMERCIAL - Mansfield, PA
Property Size3,221 SF
Lot Size0.51 Acres
Days on Market47
Property Features for 1147 S Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
4
Half bathrooms
4
Rooms
Bathroom 4, Bathroom 2, Bathroom 3, Bathroom 1
Elementary school district
Southern Tioga
Middle school district
Southern Tioga
High school district
Southern Tioga
Subdivision
Tioga
Standard status
Pending
Size
3,221 SF
Lot size
0.51 Acres
Taxes and HOA fees
Tax Description
2 Buildings on property.
Legal Description
2 Buildings on property.
Building Details
Year built
1970
Listing Agency:
Century 21 Jackson Real Estate - Towanda
(570) 265-2100
Listed By:
Shannon Clark · License #RS297864A
(607) 425-5188
Added: Jul 7
Changed: Aug 11
Last Checked: Aug 22 at 2:06AM
MLS# 31727763
Copyright © 2026 Northern Mountains of Pennsylvania MLS. 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.
The property is a two-building mixed-use commercial offering on a 0.51-acre lot. A two-story building includes street-level retail or service space, with a separate entrance to the upper level that can support professional offices, owner occupancy, or additional rental income. A second building is currently leased and features an open floor plan with two restrooms. The buildings are supported by private parking, with multiple potential uses across retail, office, and service layouts.
The property is located at 1147 S Main St, Mansfield, PA 16933 on a busy commercial corner. It is directly in front of Walmart and is about one mile from the I-99 interchange.
Built in 1970, the property totals 3,221 SF and presents multiple income opportunities through the mix of retail/service and office-ready space, along with an actively leased building.
The property is located at 1147 S Main St, Mansfield, PA 16933 on a busy commercial corner. It is directly in front of Walmart and is about one mile from the I-99 interchange.
Built in 1970, the property totals 3,221 SF and presents multiple income opportunities through the mix of retail/service and office-ready space, along with an actively leased building.
Key Highlights
- 0.51‑acre lot with a two‑building mixed‑use configuration
- Two‑story building with street‑level retail or service space
- Separate entrance to the upper level for offices, owner occupancy, or rental income
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
$32,613
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
8.17%
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%
$652,260
$652.3K
Cap Rate 7%
$465,900
$465.9K
Cap Rate 9%
$362,367
$362.4K
Market Conditions
NOI Build-Up for 3,221 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
$58.0K $18.00/SF
− Vacancy
−$5.8K −$1.80/SF
EGI
$52.2K $16.20/SF
− OpEx
−$19.6K −$6.07/SF
NOI
$32.6K $10.13/SF
Area
Tioga County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$652,260
Cap Rate 7%
$465,900
Cap Rate 9%
$362,367
Alternative Uses
Best Use
Mixed Use
$465.9K
$407.7K – $543.6K
NOI $32,613 @ 7.0% cap · market cap 8.17%
Second Best
Office B
$414.1K
$362.4K – $483.2K
NOI $28,989 @ 7.0% cap · market cap 7.27%
Theoretical Best
Healthcare Medical
$548.7K
$480.1K – $640.1K
NOI $38,408 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Explore this area
Business Placement
Demographics for 16933, PA
6,643
Population
3,131
Households
2.1
Avg Household Size
37
Median Age
32%
College-Educated
94%
High-School Grad
102.6 sq mi
ZIP Area
65
Density / Sq Mi
$60,707
Median Household Income
$27,697
Median Earnings
$783
Median Rent
$200,600
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 - 0.51-acre, two-building mixed-use property with street-level retail/service and a leased second building.
Where is this mixed-use property located?
The property is located at 1147 S Main St Mansfield, PA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 0.51‑acre lot with a two‑building mixed‑use configuration; Two‑story building with street‑level retail or service space; Separate entrance to the upper level for offices, owner occupancy, or rental income
