Flex Property with Garage and
For Sale
$349,900
11964 Route 6, Wellsboro, PA 16901
COMMERCIAL - Wellsboro, PA
Property Size2,730 SF
Lot Size1.44 Acres
Price / SF$128.17
Days on Market47
Property Features for 11964 Route 6
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 1
Elementary school district
Wellsboro Area
Middle school district
Wellsboro Area
High school district
Wellsboro Area
Subdivision
Tioga
Standard status
Active
Size
2,730 SF
Lot size
1.44 Acres
Building Details
Year built
2010
Listing Agency:
Penn Oak Realty Mansfield
(570) 463-4828
Listed By:
Dawn Avery
(570) 439-1869
Added: Jun 26
Changed: Aug 4
Last Checked: Aug 11 at 5:06PM
MLS# 31727682
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.
This property includes a two-bedroom house plus a five-bay garage/shop, arranged for business use alongside comfortable living space. The home has seen multiple recent upgrades, including a new 200-amp service, new water heater, new furnace, and new central air. Interior improvements include new flooring and fresh paint, and exterior work includes new windows, siding, and gutters. Additional features include a covered porch and a side patio. A detached five-car garage provides extra space for hobbies, storage, or equipment.
Located at 11964 Route 6 in Wellsboro, PA, the site offers a large parking area to support day-to-day operations and customer or employee access. The property sits on a 1.44-acre lot and is being offered for sale.
The mix of garage/shop space, parking, and a turn-key residence can suit owner-operators or businesses that want on-site accommodations. The deed restriction of no auto sales is noted as a limiting factor for vehicle-related retail activity, while the remaining configuration supports a range of light commercial and storage-oriented uses.
Located at 11964 Route 6 in Wellsboro, PA, the site offers a large parking area to support day-to-day operations and customer or employee access. The property sits on a 1.44-acre lot and is being offered for sale.
The mix of garage/shop space, parking, and a turn-key residence can suit owner-operators or businesses that want on-site accommodations. The deed restriction of no auto sales is noted as a limiting factor for vehicle-related retail activity, while the remaining configuration supports a range of light commercial and storage-oriented uses.
Key Highlights
- Property built in 2010, with a large parking area for business use
- Detached five‑car garage plus a five‑bay garage/shop
- Two‑bedroom home with recent upgrades, including new 200‑amp service into the house
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
$27,641
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
7.90%
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%
$552,820
$552.8K
Cap Rate 7%
$394,871
$394.9K
Cap Rate 9%
$307,122
$307.1K
Market Conditions
NOI Build-Up for 2,730 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
$49.1K $18.00/SF
− Vacancy
−$4.9K −$1.80/SF
EGI
$44.2K $16.20/SF
− OpEx
−$16.6K −$6.07/SF
NOI
$27.6K $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%
$552,820
Cap Rate 7%
$394,871
Cap Rate 9%
$307,122
Alternative Uses
Best Use
Mixed Use
$394.9K
$345.5K – $460.7K
NOI $27,641 @ 7.0% cap · market cap 7.90%
Second Best
Apartment 5plus
$245.8K
$215.1K – $286.8K
NOI $17,207 @ 7.0% cap · market cap 4.92%
Theoretical Best
Healthcare Medical
$465.0K
$406.9K – $542.6K
NOI $32,553 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Service bays
Turnkey business
Opportunity
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 16901, PA
10,561
Population
5,360
Households
2
Avg Household Size
47
Median Age
28%
College-Educated
93%
High-School Grad
230.4 sq mi
ZIP Area
46
Density / Sq Mi
$66,003
Median Household Income
$40,723
Median Earnings
$863
Median Rent
$210,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combination flex-style setup with a five-bay shop, ample parking, and an upgraded two-bedroom residence on Route 6.
Where is this mixed-use property located?
The property is located at 11964 Route 6 Wellsboro, PA.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Property built in 2010, with a large parking area for business use; Detached five‑car garage plus a five‑bay garage/shop; Two‑bedroom home with recent upgrades, including new 200‑amp service into the house
