Building Details

Year built 1902

Floors in Building 2

Listing Agency: TACM Commercial Realty Inc. Show Phone

Listed By: Daniel Lichty · License #RS323839 Show Phone

Added: Jun 8 Changed: Aug 4 Last Checked: Aug 11 at 7:06PM

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MLS# PM-142510

Copyright © 2026 Pocono Mountains Association of Realtors. 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 industrial land offering includes on-site buildings and a mostly cleared, level topography footprint. The property features a 1,600 SF house, plus 2,400 SF of garages and barns. The buildings need work, though the house roof and windows are described as newer. A powerline easement runs through the site, and the property is serviced by well and septic.

Located in Polk township in Gilbert, PA, the site provides access to both Rt 209 and Mill Pond Rd. The listing includes Parcels # 13.2.1.77 and 13.2.2.1.

Designed for buyers seeking a combined live-and-work setup, the property’s configuration supports a range of commercial and industrial uses. Per the provided information, zoning allows a very wide variety of retail, service, office, light industrial, warehouse, and other commercial/industrial uses, making it suitable for business owners and operators who want to develop and upgrade the existing structures on a single site.

Key Highlights

• 11.6‑acre industrial site with mostly cleared land and level topography
• Includes a 1,600 SF house plus 2,400 SF of garages/barns (buildings need work)
• Served by well water and septic; powerline easement runs through the site

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

$47,520

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

7.32%

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%

$950,400 $950.4K

Cap Rate 7%

$678,857 $678.9K

Cap Rate 9%

$528,000 $528.0K

Market Conditions

NOI Build-Up for 4,000 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

$86.4K $21.60/SF

− Vacancy

−$10.4K −$2.59/SF

EGI

$76.0K $19.01/SF

− OpEx

−$28.5K −$7.13/SF

NOI

$47.5K $11.88/SF

Area

Monroe County, PA

Vacancy

12.00%

Lease Rate

$21.60 /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%

$950,400

Cap Rate 7%

$678,857

Cap Rate 9%

$528,000

Alternative Uses

Best Use

Office B

$897.9K

$785.7K – $1.05M (±1% cap)

NOI $62,856 @ 7.0% cap · market cap 9.69%

Second Best

Mixed Use

$678.9K

$594.0K – $792.0K (±1% cap)

NOI $47,520 @ 7.0% cap · market cap 7.32%

Theoretical Best

Office A

$1.20M

$1.05M – $1.40M (±1% cap)

NOI $83,808 @ 7.0% cap · market cap 12.91%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Pocono Mountains Best ... Vacation Rental

Suggested Use

Top Pick Plumbing Service Garden Center Grocery & Convenience Store Bakery Carpet & Flooring Store Catering Service

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

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

90

Businesses Nearby

Explore this area Business Placement

Demographics for 18331, PA

562

Population

297

Households

1.9

Avg Household Size

43

Median Age

9%

College-Educated

100%

High-School Grad

2.6 sq mi

ZIP Area

216

Density / Sq Mi

$276,800

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 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 industrial land located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Industrial land - Mostly cleared industrial acreage with a house, garages/barns, and access to Rt 209 and Mill Pond Rd.

Where is this industrial land located?

The property is located at 122 Mill Pond Road Gilbert, PA.

What is the asking price?

The asking price for this property is $649,000.

What are key features of this property?

This property features: 11.6‑acre industrial site with mostly cleared land and level topography; Includes a 1,600 SF house plus 2,400 SF of garages/barns (buildings need work); Served by well water and septic; powerline easement runs through the site