Mixed-Use Building with Upstairs
For Sale
$250,000
146 S Main Ave, Scranton, PA 18504
Ground-floor salon space is paired with a tenant-occupied three-bedroom apartment.
Property Size2,655 SF
Price / SF$94.16
Days on Market50
Property Features for 146 S Main Ave
General Information
Standard status
Active
Size
2,655 SF
Additional Details
Gross Income
$31,800
Amenities
parking
front and back entrance
handicap ramp
large windows
Building Details
Year Built
1940
Tenancy
Multi
Listing Agency:
Berkshire Hathaway Home Services Preferred Properties
(570) 689-2111
Listed By:
Christina A Bauserman · License #RS303529
Source:
Revolvepa
Added: Jul 11
Changed: Aug 29
Last Checked: Aug 29 at 11:42AM
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 Berkshire Hathaway Home Services Preferred Properties
Investment Insights
Based on property information with market context.
This mixed-use property contains a ground-floor barber shop and hair salon with large front windows, customer parking behind the building, and entrances at both the front and rear. The rear entry includes a handicap ramp. Upstairs, the residential component is currently occupied and includes three bedrooms, a living room, full bathroom, kitchen, front access, and rear stairs.
Built in 1940, the property provides 2,655 square feet across its commercial and residential components. Located at 146 S Main Ave in Scranton, the building combines an operating salon layout with an established three-bedroom apartment in a single asset.
Built in 1940, the property provides 2,655 square feet across its commercial and residential components. Located at 146 S Main Ave in Scranton, the building combines an operating salon layout with an established three-bedroom apartment in a single asset.
Key Highlights
- Ground‑floor barber shop and hair salon
- Tenant‑occupied three‑bedroom apartment upstairs
- 2,655 square feet in a mixed‑use 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
$20,468
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
8.19%
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%
$409,360
$409.4K
Cap Rate 7%
$292,400
$292.4K
Cap Rate 9%
$227,422
$227.4K
Market Conditions
NOI Build-Up for 2,655 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
$39.5K $14.88/SF
− Vacancy
−$2.3K −$0.86/SF
EGI
$37.2K $14.02/SF
− OpEx
−$16.7K −$6.31/SF
NOI
$20.5K $7.71/SF
Area
Lackawanna County, PA
Vacancy
5.80%
Lease Rate
$14.88 /SF/Yr
Expense Ratio
45.00%
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%
$409,360
Cap Rate 7%
$292,400
Cap Rate 9%
$227,422
Alternative Uses
Best Use
Mixed Use
$384.0K
$336.0K – $448.0K
NOI $26,882 @ 7.0% cap · market cap 10.75%
Second Best
Retail
$356.4K
$311.9K – $415.8K
NOI $24,950 @ 7.0% cap · market cap 9.98%
Theoretical Best
Office A
$673.9K
$589.7K – $786.2K
NOI $47,172 @ 7.0% cap · market cap 18.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,054
Businesses Nearby
85k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 60%
Groceries 21%
Dining 19%
Price Rite
Groceries
17,887 visits/mo
0.5 miles
Burger King
Dining
10,506 visits/mo
0.4 miles
Turkey Hill Minit Market
Shops & Services
7,851 visits/mo
0.5 miles
Sunoco
Shops & Services
7,406 visits/mo
0.1 miles
Sunoco
Shops & Services
6,009 visits/mo
0.4 miles
Demographics for 18504, PA
21,267
Population
10,017
Households
2.1
Avg Household Size
40
Median Age
20%
College-Educated
87%
High-School Grad
10.2 sq mi
ZIP Area
2,085
Density / Sq Mi
$52,542
Median Household Income
$38,439
Median Earnings
$970
Median Rent
$144,200
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 - Ground-floor salon space is paired with a tenant-occupied three-bedroom apartment.
Where is this mixed-use property located?
The property is located at 146 S Main Ave Scranton, PA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Ground‑floor barber shop and hair salon; Tenant‑occupied three‑bedroom apartment upstairs; 2,655 square feet in a mixed‑use configuration
