Flexible Commercial
For Sale
$545,000
14 N Main St, Plains, PA 18707
Open interior with on-site parking and adaptable space for retail, restaurant, medical, or office operations.
Property Size3,700 SF
Price / SF$147.30
Days on Market159
Property Features for 14 N Main St
General Information
Standard status
Active
Size
3,700 SF
Total Parking Spaces
45
Taxes and HOA fees
Annual Taxes
$14,839
Listing Agency:
Lewith & Freeman, Kingston
(570) 301-4722
Listed By:
Dominic Buonsante
(570) 301-4722
Source:
Exprealty
Added: Mar 25
Changed: Aug 30
Last Checked: Aug 30 at 8:34AM
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 Lewith & Freeman, Kingston
Investment Insights
Based on property information with market context.
This flexible commercial property offers approximately 3,700+ SF of open interior space with room to shape the layout around a business’s operational needs. The property includes more than 45 parking spaces and can accommodate a range of commercial concepts, including retail, restaurant, medical, and office uses.
Located at 14 N Main St in Plains, PA, the building provides a visible commercial setting on a high-traffic street. Its open configuration and substantial parking supply support a variety of occupancy plans, whether used by an operating business or positioned as rental space.
Located at 14 N Main St in Plains, PA, the building provides a visible commercial setting on a high-traffic street. Its open configuration and substantial parking supply support a variety of occupancy plans, whether used by an operating business or positioned as rental space.
Key Highlights
- Approximately 3, 700+ SF of commercial building area
- 45+ parking spaces
- Open, flexible interior configuration
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
$30,769
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
5.65%
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%
$615,380
$615.4K
Cap Rate 7%
$439,557
$439.6K
Cap Rate 9%
$341,878
$341.9K
Market Conditions
NOI Build-Up for 3,700 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
$48.8K $13.20/SF
− Vacancy
−$4.9K −$1.32/SF
EGI
$44.0K $11.88/SF
− OpEx
−$13.2K −$3.56/SF
NOI
$30.8K $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%
$615,380
Cap Rate 7%
$439,557
Cap Rate 9%
$341,878
Alternative Uses
Best Use
Retail
$439.6K
$384.6K – $512.8K
NOI $30,769 @ 7.0% cap · market cap 5.65%
Second Best
Industrial
$291.7K
$255.3K – $340.3K
NOI $20,420 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,051 @ 7.0% cap · market cap 15.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18707, PA
16,042
Population
6,554
Households
2.4
Avg Household Size
46
Median Age
44%
College-Educated
96%
High-School Grad
51.0 sq mi
ZIP Area
315
Density / Sq Mi
$105,281
Median Household Income
$55,669
Median Earnings
$864
Median Rent
$277,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Open interior with on-site parking and adaptable space for retail, restaurant, medical, or office operations.
Where is this flex space located?
The property is located at 14 N Main St Plains, PA.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Approximately 3, 700+ SF of commercial building area; 45+ parking spaces; Open, flexible interior configuration
