Renovation-Ready Office
For Sale
$459,000
2176 Route 115, Brodheadsville, PA 18322
Office building on busy Route 115 with a detached two-car garage, billboard presence, and interior renovation underway.
Property Size2,930 SF
Price / SF$156.66
Days on Market130
Property Features for 2176 Route 115
General Information
Standard status
Active
Size
2,930 SF
Total Parking Spaces
2
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$6,284
Listing Agency:
TACM Commerical Realty Inc.
Listed By:
Anthony Romano, Jr · License #RM426220
(570) 269-3090
Source:
Exprealty
Added: May 8
Changed: Sep 12
Last Checked: Sep 13 at 4:25PM
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 TACM Commerical Realty Inc.
Investment Insights
Based on property information with market context.
Commercial office building located on busy Route 115 with new sidewalks, a billboard, and a Highway Occupancy Permit (HOP) property. The building is described as a blank slate with interior in various levels of renovation, ready to build to suit for medical or professional services.
The property sits next door to Coordinated Health and across from Pleasant Valley School, off Switzgable Dr, with EZ access noted to surrounding routes.
On-site improvements include a two-car detached garage with a finish-able attic for owner use or additional storage, plus two large sheds. The offering is presented as having flexible build-out options based on the current renovation status and layout readiness.
The property sits next door to Coordinated Health and across from Pleasant Valley School, off Switzgable Dr, with EZ access noted to surrounding routes.
On-site improvements include a two-car detached garage with a finish-able attic for owner use or additional storage, plus two large sheds. The offering is presented as having flexible build-out options based on the current renovation status and layout readiness.
Key Highlights
- Commercial office building on busy Route 115 with new sidewalks and billboard presence
- Highway Occupancy Permit (HOP) property
- Interior in various levels of renovation, described as a blank slate ready to build to suit
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
$34,935
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
7.61%
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%
$698,700
$698.7K
Cap Rate 7%
$499,071
$499.1K
Cap Rate 9%
$388,167
$388.2K
Market Conditions
NOI Build-Up for 2,930 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
$63.3K $21.60/SF
− Vacancy
−$5.1K −$1.73/SF
EGI
$58.2K $19.87/SF
− OpEx
−$23.3K −$7.95/SF
NOI
$34.9K $11.92/SF
Area
Monroe County, PA
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
40.00%
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%
$698,700
Cap Rate 7%
$499,071
Cap Rate 9%
$388,167
Alternative Uses
Best Use
Office B
$657.7K
$575.5K – $767.4K
NOI $46,042 @ 7.0% cap · market cap 10.03%
Second Best
Healthcare Medical
$499.1K
$436.7K – $582.3K
NOI $34,935 @ 7.0% cap · market cap 7.61%
Theoretical Best
Office A
$877.0K
$767.4K – $1.02M
NOI $61,389 @ 7.0% cap · market cap 13.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
Explore this area
Business Placement
Demographics for 18322, PA
2,511
Population
969
Households
2.6
Avg Household Size
48
Median Age
26%
College-Educated
86%
High-School Grad
6.9 sq mi
ZIP Area
364
Density / Sq Mi
$108,642
Median Household Income
$38,606
Median Earnings
$992
Median Rent
$274,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Office building on busy Route 115 with a detached two-car garage, billboard presence, and interior renovation underway.
Where is this office building located?
The property is located at 2176 Route 115 Brodheadsville, PA.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: Commercial office building on busy Route 115 with new sidewalks and billboard presence; Highway Occupancy Permit (HOP) property; Interior in various levels of renovation, described as a blank slate ready to build to suit
