Building Details

Year Built 1900

Listing Agency: Keller Williams Real Estate - Allentown j***@kw.com Show Phone

Listed By: James Balliet · License #PA RS227612L

Source: Kandorre

Added: Jul 21 Changed: Aug 23 Last Checked: Aug 28 at 12:55PM

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Investment Insights

Based on property information with market context.

This for-sale mixed-use hospitality property includes 15 weekly room rentals, a garage, and a first-floor restaurant. The garage is currently not rented, and the restaurant is also currently not rented, creating additional income opportunity within the existing configuration.

The property is located at a Route 209 corner in New Philadelphia, Pennsylvania, with frontage on Valley St.

Owner requests proof of funds prior to showings, and financial information will not be shared until that requirement is met.

Key Highlights

• Corner property in New Philadelphia, PA with weekly room rentals and an attached garage
• Includes 15 weekly room rentals
• First‑floor restaurant on‑site (currently not rented)

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

$27,930

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

6.22%

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%

$558,600 $558.6K

Cap Rate 7%

$399,000 $399.0K

Cap Rate 9%

$310,333 $310.3K

Market Conditions

NOI Build-Up for 2,811 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

$40.5K $14.40/SF

− Vacancy

−$3.2K −$1.15/SF

EGI

$37.2K $13.25/SF

− OpEx

−$9.3K −$3.31/SF

NOI

$27.9K $9.94/SF

Area

Schuylkill County, PA

Vacancy

8.00%

Lease Rate

$14.40 /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%

$558,600

Cap Rate 7%

$399,000

Cap Rate 9%

$310,333

Alternative Uses

Best Use

Specialty Retail

$399.0K

$349.1K – $465.5K (±1% cap)

NOI $27,930 @ 7.0% cap · market cap 6.22%

Second Best

Hotel Hospitality

$251.8K

$220.3K – $293.8K (±1% cap)

NOI $17,625 @ 7.0% cap · market cap 3.93%

Theoretical Best

Office A

$421.7K

$369.0K – $491.9K (±1% cap)

NOI $29,516 @ 7.0% cap · market cap 6.57%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Hotels

Suggested Use

Top Pick Dental Office Building Supply Electrical Service Grocery & Convenience Store Storage Facility Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

73

Businesses Nearby

Explore this area Business Placement

Demographics for 17959, PA

1,341

Population

766

Households

1.8

Avg Household Size

48

Median Age

14%

College-Educated

92%

High-School Grad

14.0 sq mi

ZIP Area

96

Density / Sq Mi

$58,239

Median Household Income

$44,400

Median Earnings

$575

Median Rent

$81,400

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Hotel - Corner property features weekly room rentals, a first-floor restaurant, and an attached garage.

Where is this hotel located?

The property is located at 60 Valley St New Philadelphia, PA.

What is the asking price?

The asking price for this property is $449,000.

What are key features of this property?

This property features: Corner property in New Philadelphia, PA with weekly room rentals and an attached garage; Includes 15 weekly room rentals; First‑floor restaurant on‑site (currently not rented)