Building Details

Building Size 962 SF

Tenancy Single

Listing Agency: Mountain Valley Realty, Inc.

Listed By: Kristi Gee Show Phone

Source: Mvrwellsboro

Added: Jul 25 Changed: Aug 31 Last Checked: Sep 2 at 12:37AM

Report an Issue

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 Mountain Valley Realty, Inc.

Investment Insights

Based on property information with market context.

This USPS-leased brick storefront includes a main entry and large customer/mailbox area, along with a separate work room, restroom, and utility room. The building is situated on a large paved parking lot designed to accommodate more than 10 cars.

The property benefits from a long-term USPS tenant, with a lease renewal recently completed for an additional five years. The USPS is described as paying all utilities and reimbursing real estate taxes, and a copy of the lease is available for serious buyers.

As an investment-oriented retail asset, the property’s current layout supports both customer/mail handling and back-of-house operations within the existing interior rooms and service spaces.

Key Highlights

• USPS lease renewed for 5 years; long‑term tenant
• Nearly 1,000 sq. ft. brick retail building
• Large mail entry area for mailboxes and customers

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

$5,178

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

3.06%

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%

$103,560 $103.6K

Cap Rate 7%

$73,971 $74.0K

Cap Rate 9%

$57,533 $57.5K

Market Conditions

NOI Build-Up for 1,000 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

$8.0K $8.04/SF

− Vacancy

−$643 −$0.64/SF

EGI

$7.4K $7.40/SF

− OpEx

−$2.2K −$2.22/SF

NOI

$5.2K $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%

$103,560

Cap Rate 7%

$73,971

Cap Rate 9%

$57,533

Alternative Uses

Best Use

Retail

$74.0K

$64.7K – $86.3K (±1% cap)

NOI $5,178 @ 7.0% cap · market cap 3.06%

Second Best

—

—

no second resolved use

Theoretical Best

Healthcare Medical

$170.3K

$149.1K – $198.7K (±1% cap)

NOI $11,924 @ 7.0% cap · market cap 7.06%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

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

Location Intelligence

Trade Area within ½ mile

21

Businesses Nearby

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

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

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Retail space - Brick retail building with a large mail-entry area, work room, restroom, utility room, and paved parking for 10+ cars.

Where is this retail space 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 tenant; Nearly 1,000 sq. ft. brick retail building; Large mail entry area for mailboxes and customers