Sandstone Mixed-Use
For Sale
$1,150,000
1716 Plank Rd, Duncansville, PA 16635
Historic office and apartment buildings offer separate entrances, paved parking, and adaptable layouts across a multi-building site.
Property Size4,150 SF
Lot Size4.00 Acres
Price / SF$277.11
Days on Market335
Property Features for 1716 Plank Rd
General Information
Standard status
Active
Size
4,150 SF
Total Parking Spaces
20
Lot size
4.00 Acres
Property Condition
Severity
Repairs Needed
Evidence
it needs to be repaired
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,430
Building Details
Buildings
3
Construction
cut native red and tan sandstone
Tenancy
Multi
Abandoned
No
Listing Agency:
Coldwell Banker Town & Country R.E.
(814) 946-4343
Listed By:
Robert Pennington · License #RM028663A
(814) 946-4343
Source:
Exprealty
Added: Oct 1, 2025
Changed: Aug 30
Last Checked: Aug 30 at 10:07PM
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 Coldwell Banker Town & Country R.E.
Investment Insights
Based on property information with market context.
Pine Stone Estates is a nearly 4-acre mixed-use property with three buildings. The 1938 Manor House is a 4,150-square-foot, two-story sandstone building with offices on the first floor and two 1,000-square-foot apartments above. Two small businesses occupy the office level, which can be reconfigured for one user. The first floor and basement have two gas forced hot air furnaces and central air conditioning; the apartments use hot water radiators and require window A/C units. Paved parking accommodates 18 cars, with a two-vehicle carport for the apartments.
The sandstone Carriage House contains two floors of office space, each approximately 1,000 square feet, with two restrooms per floor. Separate HVAC systems serve the building, and both interior and private exterior access are provided to the upper level. The second floor is occupied, while private paved parking surrounds the structure. A third frame building provides six horse stalls, electricity, and water, but requires repairs and has no heat. The property is located at 1716-1720 Plank Road in Duncansville, PA.
The sandstone Carriage House contains two floors of office space, each approximately 1,000 square feet, with two restrooms per floor. Separate HVAC systems serve the building, and both interior and private exterior access are provided to the upper level. The second floor is occupied, while private paved parking surrounds the structure. A third frame building provides six horse stalls, electricity, and water, but requires repairs and has no heat. The property is located at 1716-1720 Plank Road in Duncansville, PA.
Key Highlights
- Nearly 4‑acre mixed‑use property with three buildings
- 1938 Manor House contains 4,150 square feet with offices and two 1,000‑square‑foot apartments
- Paved parking for 18 cars plus a two‑vehicle apartment carport
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
$42,953
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
3.74%
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%
$859,060
$859.1K
Cap Rate 7%
$613,614
$613.6K
Cap Rate 9%
$477,256
$477.3K
Market Conditions
NOI Build-Up for 4,150 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
$74.7K $18.00/SF
− Vacancy
−$6.0K −$1.44/SF
EGI
$68.7K $16.56/SF
− OpEx
−$25.8K −$6.21/SF
NOI
$43.0K $10.35/SF
Area
Blair County, PA
Vacancy
8.00%
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%
$859,060
Cap Rate 7%
$613,614
Cap Rate 9%
$477,256
Alternative Uses
Best Use
Mixed Use
$613.6K
$536.9K – $715.9K
NOI $42,953 @ 7.0% cap · market cap 3.74%
Second Best
Office B
$600.6K
$525.5K – $700.7K
NOI $42,041 @ 7.0% cap · market cap 3.66%
Theoretical Best
Warehouse
$5.04M
$4.41M – $5.88M
NOI $352,843 @ 7.0% cap · market cap 30.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
249
Businesses Nearby
Explore this area
Business Placement
Demographics for 16635, PA
11,661
Population
5,475
Households
2.1
Avg Household Size
49
Median Age
26%
College-Educated
95%
High-School Grad
56.8 sq mi
ZIP Area
205
Density / Sq Mi
$69,924
Median Household Income
$41,671
Median Earnings
$1,014
Median Rent
$186,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic office and apartment buildings offer separate entrances, paved parking, and adaptable layouts across a multi-building site.
Where is this mixed-use property located?
The property is located at 1716 Plank Rd Duncansville, PA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Nearly 4‑acre mixed‑use property with three buildings; 1938 Manor House contains 4,150 square feet with offices and two 1,000‑square‑foot apartments; Paved parking for 18 cars plus a two‑vehicle apartment carport
