Two-Building Retail and Office
For Sale
$399,000
Pending
1147 S Main St, Mansfield, PA 16933
Two-building commercial property in Mansfield with street-level space, upper-level access, and private parking.
Property Size3,221 SF
Days on Market49
Property Features for 1147 S Main St
General Information
Standard status
Pending
Size
3,221 SF
Additional Details
Highway Access
Yes
Building Details
Stories
2
Listing Agency:
Century 21 Jackson Real Estate - Towanda
(607) 425-5188
Listed By:
Shannon Clark · License #RS297864A
(607) 425-5188
Source:
Exprealty
Added: Jul 7
Changed: Aug 24
Last Checked: Aug 17 at 2:29PM
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 Century 21 Jackson Real Estate - Towanda
Investment Insights
Based on property information with market context.
This for-sale commercial property includes two separate buildings with private parking. The two-story building features street-level retail or service space and a separate entrance to the upper level for professional office use, owner occupancy, or additional rental income.
The second building is currently leased and provides an open floor plan with two restrooms. The property is positioned directly in front of Walmart on a commercial corner in Mansfield, and is about a mile from the I-99 interchange.
Overall, the configuration supports multiple operating and leasing options across the two structures, with the leased building providing ongoing income while the other building offers additional space flexibility.
The second building is currently leased and provides an open floor plan with two restrooms. The property is positioned directly in front of Walmart on a commercial corner in Mansfield, and is about a mile from the I-99 interchange.
Overall, the configuration supports multiple operating and leasing options across the two structures, with the leased building providing ongoing income while the other building offers additional space flexibility.
Key Highlights
- Two‑building commercial property in Mansfield with private parking and multiple income opportunities
- Two‑story building offers street‑level retail or service space plus separate entrance to the upper level
- Upper level is suitable for professional offices, owner occupancy, or additional 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
$28,989
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
7.27%
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%
$579,780
$579.8K
Cap Rate 7%
$414,129
$414.1K
Cap Rate 9%
$322,100
$322.1K
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
$48.3K $15.00/SF
− Vacancy
−$9.7K −$3.00/SF
EGI
$38.7K $12.00/SF
− OpEx
−$9.7K −$3.00/SF
NOI
$29.0K $9.00/SF
Area
Tioga County, PA
Vacancy
20.00%
Lease Rate
$15.00 /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%
$579,780
Cap Rate 7%
$414,129
Cap Rate 9%
$322,100
Alternative Uses
Best Use
Office B
$414.1K
$362.4K – $483.2K
NOI $28,989 @ 7.0% cap · market cap 7.27%
Second Best
Retail
$238.3K
$208.5K – $278.0K
NOI $16,678 @ 7.0% cap · market cap 4.18%
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
101
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Two-building commercial property in Mansfield with street-level space, upper-level access, and private parking.
Where is this office units 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: Two‑building commercial property in Mansfield with private parking and multiple income opportunities; Two‑story building offers street‑level retail or service space plus separate entrance to the upper level; Upper level is suitable for professional offices, owner occupancy, or additional rental income
