Industrial Flex
For Sale
$379,900
1304 Main Street, Gouldsboro, PA 18424
Commercial Sale, Gouldsboro, PA
Property Size3,600 SF
Lot Size3.55 Acres
Price / SF$105.53
Days on Market47
Property Features for 1304 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Elementary school district
North Pocono School District
Middle school district
North Pocono School District
High school district
North Pocono School District
Directions
Take I-380 South to Exit 13 (PA-507/Gouldsboro). At the end of the exit ramp, turn left onto PA-507 North (Main Street) and continue for approximately 1 mile. The property will be on your right
Standard status
Active
APN
14-0-0361-0037.0002
Lot size
3.55 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5249
Building Details
Year built
1999
Floors in Building
1
Listing Agency:
NON-MEMBER OFFICE
(570) 226-2300
Listed By:
Kyle Savage · License #RS340241
(570) 335-0730
Added: Jul 23
Changed: Sep 3
Last Checked: Sep 7 at 6:06PM
MLS# PW-262460
Copyright © 2026 Pike/Wayne Association of Realtors MLS. 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 3,600-square-foot industrial building sits on a 3.55-acre commercial site in Gouldsboro, Pennsylvania. Constructed in 1999, the property is located within a Miscellaneous Manufacturing zoning district. The site includes outdoor area and parking, with potential to accommodate manufacturing, fabrication, assembly, warehousing, distribution, contractor operations, equipment storage, and related uses, subject to municipal regulations and approvals.
The property offers access to I-84 and the broader Pocono region. Its combination of an existing commercial building, acreage, parking, and exterior space supports consideration by owner-users or investors seeking a flexible industrial asset. Permitted uses should be independently confirmed with the applicable municipality.
The property offers access to I-84 and the broader Pocono region. Its combination of an existing commercial building, acreage, parking, and exterior space supports consideration by owner-users or investors seeking a flexible industrial asset. Permitted uses should be independently confirmed with the applicable municipality.
Key Highlights
- 3,600‑square‑foot industrial/manufacturing building
- 3.55‑acre site 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
6.64%
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 6.64%
Second Best
Industrial
$296.9K
$259.8K – $346.3K
NOI $20,780 @ 7.0% cap · market cap 5.47%
Theoretical Best
Office A
$877.8K
$768.1K – $1.02M
NOI $61,448 @ 7.0% cap · market cap 16.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
607
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Miscellaneous Manufacturing zoning supports warehouse, fabrication, contractor, storage, and related commercial applications.
Where is this flex space located?
The property is located at 1304 Main Street Gouldsboro, PA.
What is the asking price?
The asking price for this property is $379,900.
What are key features of this property?
This property features: 3,600‑square‑foot industrial/manufacturing building; 3.55‑acre site in Gouldsboro, PA; Miscellaneous Manufacturing zoning district
