Fully Leased Workforce Housing
For Sale
$3,950,000
123 Main Street, Tobyhanna, PA 18466
MULTI_FAMILY - Colonial, Ranch - Tobyhanna, PA
Property Size26,068 SF
Lot Size3.72 Acres
Price / SF$151.53
Days on Market65
Property Features for 123 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Property condition
Under Construction
Zoning description
Residential
Bedrooms
40
Bathrooms
42
Full bathrooms
42
Rooms
Bathroom 4, Bedroom 40, Bathroom 9, Bedroom 31, Bathroom 21, Bathroom 28, Bedroom 26, Bedroom 20, Bathroom 7, Bedroom 11, Bathroom 3, Bedroom 3, Bathroom 42, Bedroom 24, Bathroom 13, Bathroom 19, Bathroom 24, Bedroom 8, Bathroom 10, Bathroom 41, Bedroom 39, Bedroom 14, Bathroom 40, Bathroom 22, Bedroom 34, Bedroom 4, Bathroom 5, Bedroom 2, Bedroom 35, Bathroom 36, Bathroom 2, Bedroom 12, Bathroom 32, Bathroom 20, Bathroom 29, Bedroom 5, Bedroom 7, Bedroom 13, Bedroom 27, Bedroom 32, Bathroom 8, Bathroom 15, Bedroom 18, Bathroom 26, Bedroom 37, Bathroom 17, Bathroom 25, Bedroom 10, Bedroom 19, Bedroom 33, Bedroom 23, Bedroom 29, Bedroom 25, Bathroom 1, Bedroom 1, Bedroom 15, Bedroom 9, Bathroom 31, Bathroom 23, Bathroom 38, Bedroom 30, Bathroom 6, Bathroom 12, Bedroom 16, Bedroom 17, Bathroom 11, Bathroom 33, Bathroom 34, Bedroom 28, Bedroom 6, Bathroom 39, Bedroom 21, Bathroom 35, Bedroom 38, Bedroom 22, Bathroom 16, Bathroom 27, Bathroom 37, Bedroom 36, Bathroom 30, Bathroom 14, Bathroom 18
Parking
32
Patio and Porch features
Deck
Interior features
Kitchen Island, Laminate Counters, Double Vanity, Walk-In Closet(s), Recessed Lighting
Appliances
Electric Oven, Refrigerator, Water Heater, Dishwasher, Microwave, Stainless Steel Appliance(s)
Subdivision
A Pocono Country Place
Lot features
Cul-De-Sac, Level, Back Yard, Front Yard, Cleared
Elementary school district
Pocono Mountain
Middle school district
Pocono Mountain
High school district
Pocono Mountain
Standard status
Active
APN
03.8B.2.96
Size
26,068 SF
Lot size
3.72 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
77252
HOA Fee
$25,032 Annually
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Baseboard
Cooling system
Window Unit(s), Wall/Window Unit(s), Electric, Varies by Unit
Water source
Public
Building Details
Year built
2025
Floors in Building
2
Number of units
10
Flooring type
Vinyl
Building materials
T1-11, Vinyl Siding
Roof type
Asphalt, Fiberglass, Shingle
Architectural style
Colonial, Ranch
Listing Agency:
Redstone Run Realty, LLC - Stroudsburg
(570) 390-4646
Listed By:
Xander J Weidenbaum · License #RS318582
(570) 390-4646
Added: Jun 26
Changed: Aug 5
Last Checked: Aug 29 at 4:06AM
MLS# PM-142570
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.
A 14-home portfolio of newly constructed workforce housing, consisting of 10 Colonial and 4 Ranch single-family residences. All homes were built in 2025–2026 and are currently fully leased. Each unit features 4 bedrooms and 3 bathrooms on a quarter-acre wooded lot and includes stainless appliances and modern finishes.
The properties are located inside A Pocono Country Place, a 4,500-home gated community with 24/7 manned access. The community offers multiple on-site amenities, including four pools, two lakes, eight tennis courts, and three clubhouses.
This offering is structured as a turnkey, cash-flowing portfolio with tenants responsible for all utilities and additional recurring items, including heat, water, lawn, snow, and pest control. Owner expenses are limited to taxes, insurance, and HOA. For buyers seeking a multi-unit acquisition in a single transaction, the homes provide a straightforward operational profile with no lease-up required, supported by current 100% occupancy.
The properties are located inside A Pocono Country Place, a 4,500-home gated community with 24/7 manned access. The community offers multiple on-site amenities, including four pools, two lakes, eight tennis courts, and three clubhouses.
This offering is structured as a turnkey, cash-flowing portfolio with tenants responsible for all utilities and additional recurring items, including heat, water, lawn, snow, and pest control. Owner expenses are limited to taxes, insurance, and HOA. For buyers seeking a multi-unit acquisition in a single transaction, the homes provide a straightforward operational profile with no lease-up required, supported by current 100% occupancy.
Key Highlights
- Portfolio of 14 brand‑new single‑family homes in one transaction, all built 2025–2026 and fully occupied
- Unit mix: 10 Colonials and 4 Ranches; each home offers 4bd/3ba on a quarter‑acre wooded lot
- New construction features include kitchen island, laminate counters, double vanity, recessed lighting, and stainless steel appliances
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
$233,613
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
5.91%
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%
$4,672,260
$4.7M
Cap Rate 7%
$3,337,329
$3.3M
Cap Rate 9%
$2,595,700
$2.6M
Market Conditions
NOI Build-Up for 26,068 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
$441.1K $16.92/SF
− Vacancy
−$16.3K −$0.63/SF
EGI
$424.8K $16.29/SF
− OpEx
−$191.1K −$7.33/SF
NOI
$233.6K $8.96/SF
Area
Monroe County, PA
Vacancy
3.70%
Lease Rate
$16.92 /SF/Yr
Expense Ratio
45.00%
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%
$4,672,260
Cap Rate 7%
$3,337,329
Cap Rate 9%
$2,595,700
Alternative Uses
Best Use
Apartment 5plus
$3.34M
$2.92M – $3.89M
NOI $233,613 @ 7.0% cap · market cap 5.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.80M
$6.83M – $9.10M
NOI $546,177 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
100%
Occupancy
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Explore this area
Business Placement
Demographics for 18466, PA
17,000
Population
7,892
Households
2.2
Avg Household Size
38
Median Age
24%
College-Educated
89%
High-School Grad
35.0 sq mi
ZIP Area
486
Density / Sq Mi
$77,508
Median Household Income
$35,396
Median Earnings
$1,795
Median Rent
$181,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Portfolio of 14 newly built, leased workforce homes within a gated community with amenities and staffed access.
Where is this single family property located?
The property is located at 123 Main Street Tobyhanna, PA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Portfolio of 14 brand‑new single‑family homes in one transaction, all built 2025–2026 and fully occupied; Unit mix: 10 Colonials and 4 Ranches; each home offers 4bd/3ba on a quarter‑acre wooded lot; New construction features include kitchen island, laminate counters, double vanity, recessed lighting, and stainless steel appliances
