Building Details

Year built 1986

Listing Agency: Mountain Valley Realty, Inc. Show Phone

Listed By: Kristi Gee Show Phone

Added: Jul 21 Changed: Sep 4 Last Checked: Sep 10 at 7:06PM

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MLS# 31727858

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 962-square-foot brick storefront property was built in 1986 and is configured for customer-facing operations. The interior includes an entry area, a large public room with mailbox space, a separate workroom, restroom, and utility room. A paved parking area accommodates over 10 cars, while the property occupies 0.9 acres at 121 Mainesburg Road in Mainesburg, PA 16932.

The USPS has renewed its lease for 5 years and has occupied the building as a long-term tenant. The tenant pays all utilities and reimburses real estate taxes, providing clearly defined operating responsibilities under the lease.

Key Highlights

• USPS lease renewed for 5 years
• Long‑term USPS tenancy
• 962‑square‑foot brick building constructed in 1986

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

$4,981

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

2.95%

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%

$99,620 $99.6K

Cap Rate 7%

$71,157 $71.2K

Cap Rate 9%

$55,344 $55.3K

Market Conditions

NOI Build-Up for 962 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

$7.7K $8.04/SF

− Vacancy

−$619 −$0.64/SF

EGI

$7.1K $7.40/SF

− OpEx

−$2.1K −$2.22/SF

NOI

$5.0K $5.18/SF

Area

Tioga County, PA

Vacancy

8.00%

Lease Rate

$8.04 /SF/Yr

Expense Ratio

30.00%

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%

$99,620

Cap Rate 7%

$71,157

Cap Rate 9%

$55,344

Alternative Uses

Best Use

Retail

$71.2K

$62.3K – $83.0K (±1% cap)

NOI $4,981 @ 7.0% cap · market cap 2.95%

Second Best

—

—

no second resolved use

Theoretical Best

Healthcare Medical

$163.9K

$143.4K – $191.2K (±1% cap)

NOI $11,471 @ 7.0% cap · market cap 6.79%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

United States Postal ... Post Office

Suggested Use

Top Pick Electrical Service Building Supply Auto Repair Shop Cosmetic Store Nursing Home

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Single-tenant

Tenancy

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

21

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 16932, PA

669

Population

333

Households

2

Avg Household Size

46

Median Age

22%

College-Educated

92%

High-School Grad

19.8 sq mi

ZIP Area

34

Density / Sq Mi

$79,115

Median Household Income

$33,125

Median Earnings

$265,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Storefront property - Brick commercial building with an established USPS tenancy, paved parking, and a functional customer-service layout.

Where is this storefront property located?

The property is located at 121 Mainesburg Road Mainesburg, PA.

What is the asking price?

The asking price for this property is $169,000.

What are key features of this property?

This property features: USPS lease renewed for 5 years; Long‑term USPS tenancy; 962‑square‑foot brick building constructed in 1986