Six-Unit Mixed-Use
For Sale
$799,900
525 527 Cedar Ave, Scranton, PA 18505
Three-story property combines storefront space with residential units and rear alley access.
Property Size5,685 SF
Price / SF$140.70
Days on Market20
Property Features for 525 527 Cedar Ave
General Information
Standard status
Active
Size
5,685 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1920
Listing Agency:
Keller Williams Real Estate-Clarks Summit
(570) 430-1599
Listed By:
Sherrie L Miller · License #RM423823
Source:
Revolvepa
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 28 at 8:20PM
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 Keller Williams Real Estate-Clarks Summit
Investment Insights
Based on property information with market context.
Built in 1920, this three-story mixed-use building contains 5,685 square feet and six total units. The ground level includes two storefronts currently occupied by a barber shop and a salon. Three residential units are located on the second floor, while the top floor is configured as one large penthouse residence.
The property is located in downtown Southside and includes access from an alley at the rear. Off-street parking is available for the top-floor unit, providing three spaces. The combination of commercial frontage and residential occupancy creates a vertically integrated layout within a single building.
The property is located in downtown Southside and includes access from an alley at the rear. Off-street parking is available for the top-floor unit, providing three spaces. The combination of commercial frontage and residential occupancy creates a vertically integrated layout within a single building.
Key Highlights
- Six‑unit configuration with two commercial storefronts and four residential units
- 5,685 square feet across three stories
- Two ground‑floor storefronts currently used by a barber shop and salon
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
$57,561
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
7.20%
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%
$1,151,220
$1.2M
Cap Rate 7%
$822,300
$822.3K
Cap Rate 9%
$639,567
$639.6K
Market Conditions
NOI Build-Up for 5,685 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
$102.3K $18.00/SF
− Vacancy
−$10.2K −$1.80/SF
EGI
$92.1K $16.20/SF
− OpEx
−$34.5K −$6.07/SF
NOI
$57.6K $10.13/SF
Area
Lackawanna County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,151,220
Cap Rate 7%
$822,300
Cap Rate 9%
$639,567
Alternative Uses
Best Use
Mixed Use
$822.3K
$719.5K – $959.4K
NOI $57,561 @ 7.0% cap · market cap 7.20%
Second Best
Retail
$763.2K
$667.8K – $890.4K
NOI $53,425 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $101,007 @ 7.0% cap · market cap 12.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,366
Businesses Nearby
Explore this area
Business Placement
Demographics for 18505, PA
20,982
Population
9,996
Households
2.1
Avg Household Size
39
Median Age
26%
College-Educated
87%
High-School Grad
8.8 sq mi
ZIP Area
2,384
Density / Sq Mi
$52,599
Median Household Income
$34,155
Median Earnings
$954
Median Rent
$139,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-story property combines storefront space with residential units and rear alley access.
Where is this mixed-use property located?
The property is located at 525 527 Cedar Ave Scranton, PA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Six‑unit configuration with two commercial storefronts and four residential units; 5,685 square feet across three stories; Two ground‑floor storefronts currently used by a barber shop and salon
