Residential Income Property with
For Sale
$475,000
119 Hildabrant Ln, Saylorsburg, PA 18353
Existing former care facility on an R-2-zoned parcel with central water and an oversized septic system.
Property Size1,680 SF
Lot Size1.88 Acres
Price / SF$282.74
Days on Market155
Property Features for 119 Hildabrant Ln
General Information
Standard status
Active
Size
1,680 SF
Lot size
1.88 Acres
Property subtype
Residential Income
Zoning
R-2
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,860
Listing Agency:
Coldwell Banker Pennco Real Estate
(570) 620-8999
Listed By:
Christopher A Bilianis · License #RS354574
(570) 620-8999
Source:
Exprealty
Added: Mar 28
Changed: Aug 23
Last Checked: Aug 28 at 5:11PM
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 Coldwell Banker Pennco Real Estate
Investment Insights
Based on property information with market context.
This residential income property includes an existing structure formerly used as a care facility on 1.88 acres. The parcel is zoned R-2, with central water and an oversized septic system in place. Any future conversion, apartment reconfiguration, or new residential development would be subject to township approval.
The property is located in the Pleasant Valley School District and sits less than 1 mile from Route 33. Its existing improvements, residential zoning, and on-site water and septic infrastructure provide the factual basis for evaluating future residential use, subject to applicable approvals.
The property is located in the Pleasant Valley School District and sits less than 1 mile from Route 33. Its existing improvements, residential zoning, and on-site water and septic infrastructure provide the factual basis for evaluating future residential use, subject to applicable approvals.
Key Highlights
- 1.88‑acre parcel in the Pleasant Valley School District
- Existing structure formerly used as a care facility
- R‑2 residential zoning
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
$15,056
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
3.17%
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%
$301,120
$301.1K
Cap Rate 7%
$215,086
$215.1K
Cap Rate 9%
$167,289
$167.3K
Market Conditions
NOI Build-Up for 1,680 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
$28.4K $16.92/SF
− Vacancy
−$1.1K −$0.63/SF
EGI
$27.4K $16.29/SF
− OpEx
−$12.3K −$7.33/SF
NOI
$15.1K $8.96/SF
Area
Monroe County, PA
Vacancy
3.70%
Lease Rate
$16.92 /SF/Yr
Expense Ratio
45.00%
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%
$301,120
Cap Rate 7%
$215,086
Cap Rate 9%
$167,289
Alternative Uses
Best Use
Apartment 5plus
$215.1K
$188.2K – $250.9K
NOI $15,056 @ 7.0% cap · market cap 3.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$502.8K
$440.0K – $586.7K
NOI $35,199 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 18353, PA
11,992
Population
5,376
Households
2.2
Avg Household Size
47
Median Age
32%
College-Educated
92%
High-School Grad
44.4 sq mi
ZIP Area
270
Density / Sq Mi
$88,311
Median Household Income
$52,873
Median Earnings
$1,344
Median Rent
$262,300
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Residential income property - Existing former care facility on an R-2-zoned parcel with central water and an oversized septic system.
Where is this residential income property located?
The property is located at 119 Hildabrant Ln Saylorsburg, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1.88‑acre parcel in the Pleasant Valley School District; Existing structure formerly used as a care facility; R‑2 residential zoning
