Pond-Front Residential Income
For Sale
$299,500
1247 Stony Hollow Circle, Pike, PA 18302
MULTI_FAMILY - Pike, PA
Property Size2,502 SF
Lot Size0.62 Acres
Price / SF$119.70
Days on Market62
Property Features for 1247 Stony Hollow Circle
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
x
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 1
Parking
3
Parking features
Driveway
Subdivision
Not in Development
Elementary school district
East Stroudsburg
Middle school district
East Stroudsburg
High school district
East Stroudsburg
Directions
From I-80, take Exit 309 to US-209 N. Continue onto Seven Bridge Rd, then turn right on Milford Rd. After 0.7 mi, turn left into Stony Hollow Cir. Follow the loop to 1247.
Standard status
Active
APN
043886
Size
2,502 SF
Lot size
0.62 Acres
Taxes and HOA fees
Tax Annual Amount
5671
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1985
Number of units
1
Listing Agency:
IronValley RE of Lehigh Valley
(610) 766-7200
Listed By:
Richard J. Ehrhardt
(484) 241-1011
Added: Jun 6
Changed: Aug 3
Last Checked: Aug 6 at 7:06PM
MLS# 778505
Copyright © 2026 Greater Lehigh Valley 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 residential income property is a pond-front home with approximately 2,502 square feet, configured with 4 bedrooms and 2.5 baths. The layout is described as flexible, with multiple gathering spaces that lead to an expansive rear deck and scenic pond views. The home also includes a unique indoor jacuzzi retreat. Set on a 0.62-acre lot, the property is positioned for privacy alongside a large usable yard.
Located at 1247 Stony Hollow Circle in Pike, PA 18302, the home is within an amenity-rich community offering pools, lakes, beaches, playgrounds, tennis courts, basketball courts, and clubhouses.
The configuration is presented as suitable for extended stays of 61 days or longer, with the property’s bedroom and living-area size supporting longer-term housing arrangements where permitted. Seller is open to considering a buyer concession with an acceptable offer.
Located at 1247 Stony Hollow Circle in Pike, PA 18302, the home is within an amenity-rich community offering pools, lakes, beaches, playgrounds, tennis courts, basketball courts, and clubhouses.
The configuration is presented as suitable for extended stays of 61 days or longer, with the property’s bedroom and living-area size supporting longer-term housing arrangements where permitted. Seller is open to considering a buyer concession with an acceptable offer.
Key Highlights
- 1985‑built home with approx. 2,500+ SF, 4 bedrooms and 2.5 bathrooms
- 0.62‑acre private pond‑front setting with scenic pond views
- Private‑driveway parking and public water with public sewer
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
$21,560
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
7.20%
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%
$431,200
$431.2K
Cap Rate 7%
$308,000
$308.0K
Cap Rate 9%
$239,556
$239.6K
Market Conditions
NOI Build-Up for 2,502 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
$40.8K $16.32/SF
− Vacancy
−$1.6K −$0.65/SF
EGI
$39.2K $15.67/SF
− OpEx
−$17.6K −$7.05/SF
NOI
$21.6K $8.62/SF
Area
Berks County, PA
Vacancy
4.00%
Lease Rate
$16.32 /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%
$431,200
Cap Rate 7%
$308,000
Cap Rate 9%
$239,556
Alternative Uses
Best Use
Apartment 5plus
$308.0K
$269.5K – $359.3K
NOI $21,560 @ 7.0% cap · market cap 7.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$410.7K
$359.4K – $479.2K
NOI $28,751 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 18302, PA
17,685
Population
8,089
Households
2.2
Avg Household Size
43
Median Age
23%
College-Educated
92%
High-School Grad
62.4 sq mi
ZIP Area
283
Density / Sq Mi
$87,044
Median Household Income
$36,807
Median Earnings
$1,238
Median Rent
$219,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Residential income property featuring 4 bedrooms, 2.5 baths, and a private 0.62-acre pond-front setting.
Where is this single family property located?
The property is located at 1247 Stony Hollow Circle Pike, PA.
What is the asking price?
The asking price for this property is $299,500.
What are key features of this property?
This property features: 1985‑built home with approx. 2,500+ SF, 4 bedrooms and 2.5 bathrooms; 0.62‑acre private pond‑front setting with scenic pond views; Private‑driveway parking and public water with public sewer
