Listing Agency: BERKSHIRE HATHAWAY HOMESERVICES HODRICK REALTY-DANV i***@bhhshodrickrealty.com Show Phone

Listed By: THERESA KRASUCKI Show Phone

Source: Exprealty

Added: Sep 23 Changed: Sep 26 Last Checked: Sep 26 at 3:01PM

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Investment Insights

Based on property information with market context.

This 4,054-square-foot mixed-use property has commercial zoning, a first-floor office, and a second-floor apartment with two bedrooms. The first level also has space that could be configured as another two-bedroom apartment, subject to applicable requirements.

Located at 205 E Main Street in Catawissa, the building combines office and residential space within one property.

Key Highlights

• 4,054‑square‑foot commercial‑zoned mixed‑use building
• First‑floor professional office space
• Second‑floor apartment with two bedrooms

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

$21,709

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

8.07%

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%

$434,180 $434.2K

Cap Rate 7%

$310,129 $310.1K

Cap Rate 9%

$241,211 $241.2K

Market Conditions

NOI Build-Up for 4,054 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

$36.5K $9.00/SF

− Vacancy

−$1.8K −$0.43/SF

EGI

$34.7K $8.57/SF

− OpEx

−$13.0K −$3.21/SF

NOI

$21.7K $5.35/SF

Area

Columbia County, PA

Vacancy

4.80%

Lease Rate

$9.00 /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%

$434,180

Cap Rate 7%

$310,129

Cap Rate 9%

$241,211

Alternative Uses

Best Use

Office B

$1.12M

$981.2K – $1.31M (±1% cap)

NOI $78,495 @ 7.0% cap · market cap 29.18%

Second Best

Apartment 5plus

$612.5K

$536.0K – $714.6K (±1% cap)

NOI $42,878 @ 7.0% cap · market cap 15.94%

Theoretical Best

Office A

$1.36M

$1.19M – $1.59M (±1% cap)

NOI $95,146 @ 7.0% cap · market cap 35.37%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Mixed-use properties

Suggested Use

Top Pick Building Supply Auto Parts Store Grocery & Convenience Store Furniture & Home Goods (Bike/Boat/Book/etc) Store Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

138

Businesses Nearby

Explore this area Business Placement

Demographics for 17820, PA

5,459

Population

2,705

Households

2

Avg Household Size

47

Median Age

27%

College-Educated

95%

High-School Grad

86.7 sq mi

ZIP Area

63

Density / Sq Mi

$68,304

Median Household Income

$46,158

Median Earnings

$774

Median Rent

$210,500

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - A second-floor two-bedroom apartment sits above a first-floor professional office.

Where is this mixed-use property located?

The property is located at 205 E Main Street Catawissa, PA.

What is the asking price?

The asking price for this property is $269,000.

What are key features of this property?

This property features: 4,054‑square‑foot commercial‑zoned mixed‑use building; First‑floor professional office space; Second‑floor apartment with two bedrooms