Commercial Building with Detached
For Sale
$459,000
2176 Route 115, Brodheadsville, PA 18322
COMMERCIAL - Brodheadsville, PA
Property Size2,930 SF
Lot Size1.00 Acre
Price / SF$156.66
Days on Market97
Property Features for 2176 Route 115
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC
Zoning description
Commercial
Elementary school district
Pleasant Valley
Middle school district
Pleasant Valley
High school district
Pleasant Valley
Subdivision
Chestnuthill Township
Standard status
Active
APN
02.9.1.3
Size
2,930 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Description
02624800853100
Tax Annual Amount
6284
Legal Description
02624800853100
Amenities
new sidewalks
Billboard
Building Details
Year built
1949
Floors in Building
2
Listing Agency:
Forever Homes and Land Real Estate LLC
(570) 236-0100
Listed By:
Anthony Romano, Jr · License #RM426220
(570) 236-0100
Added: May 8
Changed: Aug 4
Last Checked: Aug 12 at 1:06AM
MLS# PM-141192
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 commercial building is positioned for office and medical/professional uses, with an interior currently in various levels of renovation and described as a blank slate for build-to-suit planning. The property includes new sidewalks, a billboard, and a Highway Occupancy Permit (HOP).
The site is located on busy Route 115 with convenient access. It is next door to Coordinated Health off Switzgable Dr, and across from Pleasant Valley School.
On-site improvements include a two-car detached garage with a finish-able attic for owner use or additional storage, along with two large sheds. Zoned GC.
The site is located on busy Route 115 with convenient access. It is next door to Coordinated Health off Switzgable Dr, and across from Pleasant Valley School.
On-site improvements include a two-car detached garage with a finish-able attic for owner use or additional storage, along with two large sheds. Zoned GC.
Key Highlights
- Commercial building built in 1949 on busy Route 115
- New sidewalks installed; includes a billboard and HOP “Highway Occupancy Permit” property
- Location near Coordinated Health (next door) and across from Pleasant Valley School, off Switzgable Dr
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
Property Profile
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Commercial building on busy Route 115 with renovated interior space and a two-car detached garage plus additional storage structures.
Where is this office units 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 building built in 1949 on busy Route 115; New sidewalks installed; includes a billboard and HOP “Highway Occupancy Permit” property; Location near Coordinated Health (next door) and across from Pleasant Valley School, off Switzgable Dr
