Retail Building with Two
For Sale
$189,000
1255 Sans Souci Parkway, Hanover Township, PA 18706
Good visibility with 173.56 feet of road frontage and zoning for highway commercial use.
Property Size2,000 SF
Lot Size0.42 Acres
Price / SF$94.50
Days on Market93
Property Features for 1255 Sans Souci Parkway
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
Road Access
Yes
Utilities to Site
Yes
Building Details
Building Size
2,000 SF
Stories
2
Listing Agency:
(570) 760-6411
Listed By:
Chris Matus, CCIM, SIOR, PMP
Source:
Naimertz
Added: Jun 2
Changed: Aug 21
Last Checked: Sep 1 at 5:24PM
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 Chris Matus, CCIM, SIOR, PMP
Investment Insights
Based on property information with market context.
This retail building offers approximately 2,000 square feet total across a first-floor space of 1,386 square feet and a second-floor space of 627 square feet. The property sits on 0.42 acres and includes public water, public sewer, natural gas heat, and a 200-amp electric service.
The site provides good visibility along 173.56 feet of road frontage, with an estimated traffic count of 8,998 vehicles per day. The property is zoned C-2 Highway Commercial and is located within Hanover Township, PA.
For buyers seeking a retail configuration with frontage and highway-commercial zoning, this offering provides a two-level structure on a 0.42-acre site served by municipal utilities.
The site provides good visibility along 173.56 feet of road frontage, with an estimated traffic count of 8,998 vehicles per day. The property is zoned C-2 Highway Commercial and is located within Hanover Township, PA.
For buyers seeking a retail configuration with frontage and highway-commercial zoning, this offering provides a two-level structure on a 0.42-acre site served by municipal utilities.
Key Highlights
- 2,000± SF building with 1,386 SF first floor and 627 SF second floor
- 0.42‑acre lot with 173.56 ft of road frontage and good visibility
- Traffic count estimated at 8,998 vehicles per day
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
Property Profile
Current Use
Lease Details
8,998 VPD
Traffic count
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
8k
Monthly Visits Nearby
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Good visibility with 173.56 feet of road frontage and zoning for highway commercial use.
Where is this retail space located?
The property is located at 1255 Sans Souci Parkway 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: 2,000± SF building with 1,386 SF first floor and 627 SF second floor; 0.42‑acre lot with 173.56 ft of road frontage and good visibility; Traffic count estimated at 8,998 vehicles per day
