Manufacturing Building on
For Sale
$399,900
1304 Main St, Gouldsboro, PA 18424
Miscellaneous Manufacturing zoning accommodates industrial and commercial applications, subject to municipal regulations and approvals.
Property Size3,600 SF
Price / SF$111.08
Days on Market63
Property Features for 1304 Main St
General Information
Standard status
Active
Size
3,600 SF
Building Details
Year Built
1999
Listing Agency:
Christian Saunders Real Estate
(570) 335-0730
Listed By:
Kyle Savage · License #RS340241
Source:
Revolvepa
Added: Jun 30
Changed: Aug 30
Last Checked: Aug 30 at 8:34PM
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 Christian Saunders Real Estate
Investment Insights
Based on property information with market context.
Located at 1304 Main St in Gouldsboro, PA, the property includes a 3,600-square-foot commercial building on a 3.55-acre site. The building is situated within a Miscellaneous Manufacturing zoning district, with potential applications that include manufacturing, fabrication, assembly, warehousing, distribution, contractor operations, and equipment storage, subject to local regulations and required approvals.
The site provides outdoor space, parking, and potential for outdoor storage. Access to I-84 and the Pocono region supports regional connectivity for a range of industrial and commercial operations. The property may suit an owner-user or investor seeking a building with associated land and adaptable use potential.
The site provides outdoor space, parking, and potential for outdoor storage. Access to I-84 and the Pocono region supports regional connectivity for a range of industrial and commercial operations. The property may suit an owner-user or investor seeking a building with associated land and adaptable use potential.
Key Highlights
- 3,600 SF industrial/manufacturing building
- 3.55‑acre property in Gouldsboro, PA
- Miscellaneous Manufacturing zoning district
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
$25,233
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
6.31%
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%
$504,660
$504.7K
Cap Rate 7%
$360,471
$360.5K
Cap Rate 9%
$280,367
$280.4K
Market Conditions
NOI Build-Up for 3,600 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
$31.7K $8.81/SF
− Vacancy
−$2.0K −$0.56/SF
EGI
$29.7K $8.25/SF
− OpEx
−$4.5K −$1.24/SF
NOI
$25.2K $7.01/SF
Area
Wayne County, PA
Vacancy
6.40%
Lease Rate
$8.81 /SF/Yr
Expense Ratio
15.00%
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%
$504,660
Cap Rate 7%
$360,471
Cap Rate 9%
$280,367
Alternative Uses
Best Use
Warehouse
$360.5K
$315.4K – $420.6K
NOI $25,233 @ 7.0% cap · market cap 6.31%
Second Best
Industrial
$296.9K
$259.8K – $346.3K
NOI $20,780 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$877.8K
$768.1K – $1.02M
NOI $61,448 @ 7.0% cap · market cap 15.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 18424, PA
5,598
Population
4,031
Households
1.4
Avg Household Size
49
Median Age
22%
College-Educated
93%
High-School Grad
81.2 sq mi
ZIP Area
69
Density / Sq Mi
$62,192
Median Household Income
$37,167
Median Earnings
$994
Median Rent
$191,800
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Manufacturing property - Miscellaneous Manufacturing zoning accommodates industrial and commercial applications, subject to municipal regulations and approvals.
Where is this manufacturing property located?
The property is located at 1304 Main St Gouldsboro, PA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 3,600 SF industrial/manufacturing building; 3.55‑acre property in Gouldsboro, PA; Miscellaneous Manufacturing zoning district
