Two-Story Storefront
New
For Sale
Contact for pricing
1253-1255 Sans Souci Pkwy, Hanover Township, PA 18706
C-2 Highway Commercial zoning with public water, public sewer, and natural gas heat.
Property Size2,000 SF
Lot Size0.42 Acres
Price / SF$94.50
Days on Market4
Property Features for 1253-1255 Sans Souci Pkwy
General Information
Standard status
Active
Size
2,000 SF
Lot size
0.42 Acres
Property subtype
RETAIL
Zoning
C-2 Highway Commercial
Site & Location
Traffic Count
8,998 vehicles/day
Utilities to Site
Yes
Building Details
Stories
2
Listing Agency:
NAI Mertz of PA
(570) 760-6411
Listed By:
Chris Matus
(570) 760-6411
Source:
Moodyscre
Added: Aug 19
Changed: Aug 22
Last Checked: Aug 21 at 3:54AM
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 NAI Mertz of PA
Investment Insights
Based on property information with market context.
This storefront property contains approximately 2,000 square feet across two levels, with 1,386 square feet on the first floor and 627 square feet on the second. The building has 200-amp electric service and natural gas heat, supporting a range of commercial retail configurations.
The property includes 0.42 acres and 173.56 feet of road frontage along Sans Souci Pkwy in Hanover Township. Estimated traffic volume is 8,998 vehicles per day. Public water and public sewer serve the site, which is zoned C-2 Highway Commercial.
The property includes 0.42 acres and 173.56 feet of road frontage along Sans Souci Pkwy in Hanover Township. Estimated traffic volume is 8,998 vehicles per day. Public water and public sewer serve the site, which is zoned C-2 Highway Commercial.
Key Highlights
- Approximately 2,000± SF across two floors
- 1,386 SF first floor and 627 SF second floor
- 0.42 acres with 173.56 ft road frontage
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
$16,632
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
8.80%
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%
$332,640
$332.6K
Cap Rate 7%
$237,600
$237.6K
Cap Rate 9%
$184,800
$184.8K
Market Conditions
NOI Build-Up for 2,000 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
$26.4K $13.20/SF
− Vacancy
−$2.6K −$1.32/SF
EGI
$23.8K $11.88/SF
− OpEx
−$7.1K −$3.56/SF
NOI
$16.6K $8.32/SF
Area
Luzerne County, PA
Vacancy
10.00%
Lease Rate
$13.20 /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%
$332,640
Cap Rate 7%
$237,600
Cap Rate 9%
$184,800
Alternative Uses
Best Use
Retail
$237.6K
$207.9K – $277.2K
NOI $16,632 @ 7.0% cap · market cap 8.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$633.6K
$554.4K – $739.2K
NOI $44,352 @ 7.0% cap · market cap 23.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
8,998 VPD
Traffic count
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
8k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 66%
Dining 34%
Sunoco
Shops & Services
5,520 visits/mo
0.2 miles
Wingstreet
Dining
1,895 visits/mo
0.3 miles
Pizza Hut
Dining
922 visits/mo
0.3 miles
Demographics for 18706, PA
16,338
Population
7,675
Households
2.1
Avg Household Size
43
Median Age
20%
College-Educated
91%
High-School Grad
26.3 sq mi
ZIP Area
621
Density / Sq Mi
$57,546
Median Household Income
$38,381
Median Earnings
$883
Median Rent
$121,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - C-2 Highway Commercial zoning with public water, public sewer, and natural gas heat.
Where is this storefront property located?
The property is located at 1253-1255 Sans Souci Pkwy Hanover Township, PA.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Approximately 2,000± SF across two floors; 1,386 SF first floor and 627 SF second floor; 0.42 acres with 173.56 ft road frontage
