Route 6 Investment
For Sale
$1,250,000
Pending
2515 Route 6, Hawley, PA 18428
6,000 SF office building with tenants in place.
Property Size6,000 SF
Lot Size0.91 Acres
Days on Market479
Property Features for 2515 Route 6
General Information
Standard status
Pending
Size
6,000 SF
Lot size
0.91 Acres
Taxes and HOA fees
Annual Taxes
$11,546
Listing Agency:
Davis R. Chant - Lake Wallenpaupack
(570) 470-5365
Listed By:
Debra K. Gunnip · License #RS317003
(570) 470-5365
Source:
Exprealty
Added: May 2, 2025
Changed: Aug 20
Last Checked: Aug 23 at 3:07AM
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 Davis R. Chant - Lake Wallenpaupack
Investment Insights
Based on property information with market context.
This 6,000 square foot office building is located across from the Lake Wallenpaupack Visitors Center on Route 6 in Hawley. The property is zoned Highway Commercial and has a paved parking lot with 22 parking spaces and 3 handicapped parking spaces. The traffic count is 9,600 cars per day. All 4 units have leases in place. Tenants include a Real Estate Brokerage, Hearing Aid Center and a Pharmacy.
Key Highlights
- Prime commercial real estate investment opportunity.
- High traffic location: 9,600 cars per day on Route 6.
- Fully leased: All 4 units have leases in place with established tenants.
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
$84,011
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
6.72%
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%
$1,680,220
$1.7M
Cap Rate 7%
$1,200,157
$1.2M
Cap Rate 9%
$933,456
$933.5K
Market Conditions
NOI Build-Up for 6,000 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
$126.0K $21.00/SF
− Vacancy
−$14.0K −$2.33/SF
EGI
$112.0K $18.67/SF
− OpEx
−$28.0K −$4.67/SF
NOI
$84.0K $14.00/SF
Area
Wayne County, PA
Vacancy
11.10%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,680,220
Cap Rate 7%
$1,200,157
Cap Rate 9%
$933,456
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $84,011 @ 7.0% cap · market cap 6.72%
Second Best
Specialty Retail
$1.11M
$966.9K – $1.29M
NOI $77,355 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,413 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 18428, PA
12,314
Population
9,606
Households
1.3
Avg Household Size
52
Median Age
30%
College-Educated
95%
High-School Grad
151.1 sq mi
ZIP Area
81
Density / Sq Mi
$75,463
Median Household Income
$37,573
Median Earnings
$1,195
Median Rent
$263,300
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - 6,000 SF office building with tenants in place.
Where is this office building located?
The property is located at 2515 Route 6 Hawley, PA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Prime commercial real estate investment opportunity.; High traffic location: 9,600 cars per day on Route 6.; Fully leased: All 4 units have leases in place with established tenants.
