Mixed-Use Property with Recreation
For Sale
$6,900,000
145 Camelback Road, Tannersville, PA 18372
Commercial Sale, Tannersville, PA
Property Size17,708 SF
Lot Size32.00 Acres
Price / SF$389.65
Days on Market95
Property Features for 145 Camelback Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Elementary school district
Pocono Mountain
Middle school district
Pocono Mountain
High school district
Pocono Mountain
Subdivision
Pocono Township
Standard status
Active
APN
12.10A.2.3
Size
17,708 SF
Lot size
32.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 1
Tax Annual Amount
16838
Legal Description
Lot 1
Building Details
Year built
1968
Floors in Building
1
Listing Agency:
SER Commercial Real Estate, LLC
(570) 431-7400
Listed By:
Donald S Hannig · License #RM424481
(570) 460-1373
Added: Jun 5
Changed: Aug 21
Last Checked: Sep 7 at 5:06PM
MLS# PM-142012
Copyright © 2026 Pocono Mountains Association of Realtors. 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 mixed-use commercial property comprises 17,708 square feet on 32 acres and includes several operating and income-producing components. The offering includes Paintball Asylum, Alpine Ski & Snowboard Shop, additional commercial space, and residential elements. The improvements date to 1968, and the property is addressed at 145 Camelback Road.
The site is situated along Camelback Road in Tannersville, Pennsylvania, with access to Interstate 80 and Route 611. Surrounding regional destinations identified with the property include Camelback Mountain Resort, Kalahari Resort, Great Wolf Lodge, Mount Airy Casino Resort, and The Crossings Premium Outlets. The property combines recreational, retail, commercial, and residential uses within one assembled holding.
The site is situated along Camelback Road in Tannersville, Pennsylvania, with access to Interstate 80 and Route 611. Surrounding regional destinations identified with the property include Camelback Mountain Resort, Kalahari Resort, Great Wolf Lodge, Mount Airy Casino Resort, and The Crossings Premium Outlets. The property combines recreational, retail, commercial, and residential uses within one assembled holding.
Key Highlights
- 32 acres along Camelback Road in Tannersville, PA
- 17,708 square feet of property improvements
- Includes Paintball Asylum recreation venue and Alpine Ski & Snowboard Shop
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
$210,371
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
3.05%
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%
$4,207,420
$4.2M
Cap Rate 7%
$3,005,300
$3.0M
Cap Rate 9%
$2,337,456
$2.3M
Market Conditions
NOI Build-Up for 17,708 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
$382.5K $21.60/SF
− Vacancy
−$45.9K −$2.59/SF
EGI
$336.6K $19.01/SF
− OpEx
−$126.2K −$7.13/SF
NOI
$210.4K $11.88/SF
Area
Monroe County, PA
Vacancy
12.00%
Lease Rate
$21.60 /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%
$4,207,420
Cap Rate 7%
$3,005,300
Cap Rate 9%
$2,337,456
Alternative Uses
Best Use
Mixed Use
$3.01M
$2.63M – $3.51M
NOI $210,371 @ 7.0% cap · market cap 3.05%
Second Best
Retail
$2.85M
$2.50M – $3.33M
NOI $199,693 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$5.30M
$4.64M – $6.18M
NOI $371,018 @ 7.0% cap · market cap 5.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
6k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Taco Shack
Dining
6,007 visits/mo
0.0 miles
Demographics for 18372, PA
2,673
Population
1,741
Households
1.5
Avg Household Size
45
Median Age
24%
College-Educated
82%
High-School Grad
7.7 sq mi
ZIP Area
347
Density / Sq Mi
$114,334
Median Household Income
$35,981
Median Earnings
$1,714
Median Rent
$306,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial offering combining recreational entertainment, specialty retail, and additional commercial and residential components.
Where is this mixed-use property located?
The property is located at 145 Camelback Road Tannersville, PA.
What is the asking price?
The asking price for this property is $6,900,000.
What are key features of this property?
This property features: 32 acres along Camelback Road in Tannersville, PA; 17,708 square feet of property improvements; Includes Paintball Asylum recreation venue and Alpine Ski & Snowboard Shop
