Mixed-Use Office
For Sale
$399,900
Pending
2275 Milford Rd, East Stroudsburg, PA 18301
Professional office property with eight flexible rooms, a glass-enclosed conference room, and rear garage storage.
Property Size3,075 SF
Days on Market280
Property Features for 2275 Milford Rd
General Information
Standard status
Pending
Size
3,075 SF
Taxes and HOA fees
Annual Taxes
$11,918
Amenities
conference room
garage
Building Details
Buildings
1
Listing Agency:
RGB Real Estate LLC
Listed By:
Robert Brown · License #RM419571
(570) 424-6870
Source:
Exprealty
Added: Nov 29, 2025
Changed: Sep 5
Last Checked: Sep 5 at 3:27PM
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 RGB Real Estate LLC
Investment Insights
Based on property information with market context.
This 3,075-square-foot mixed-use property is configured for professional office operations, with eight rooms suitable for offices or exam rooms. A conference room features a cathedral ceiling and extensive glass, while the building presents a neat, professional appearance. The rear includes a two-car garage that can provide additional storage.
Located on Milford Rd in East Stroudsburg, the property is in an area described as having substantial traffic. Smithfield Township permits mixed use, including the potential for a residential income rental on the second floor. The existing layout offers a combination of office functionality, meeting space, and secondary-use flexibility.
Located on Milford Rd in East Stroudsburg, the property is in an area described as having substantial traffic. Smithfield Township permits mixed use, including the potential for a residential income rental on the second floor. The existing layout offers a combination of office functionality, meeting space, and secondary-use flexibility.
Key Highlights
- 3,075‑square‑foot mixed‑use property
- Eight rooms suitable for offices or exam rooms
- Conference room with cathedral ceiling and extensive glass
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
$36,531
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
9.14%
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%
$730,620
$730.6K
Cap Rate 7%
$521,871
$521.9K
Cap Rate 9%
$405,900
$405.9K
Market Conditions
NOI Build-Up for 3,075 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
$66.4K $21.60/SF
− Vacancy
−$8.0K −$2.59/SF
EGI
$58.4K $19.01/SF
− OpEx
−$21.9K −$7.13/SF
NOI
$36.5K $11.88/SF
Area
Monroe County, PA
Vacancy
12.00%
Lease Rate
$21.60 /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%
$730,620
Cap Rate 7%
$521,871
Cap Rate 9%
$405,900
Alternative Uses
Best Use
Office B
$690.3K
$604.0K – $805.4K
NOI $48,321 @ 7.0% cap · market cap 12.08%
Second Best
Mixed Use
$521.9K
$456.6K – $608.9K
NOI $36,531 @ 7.0% cap · market cap 9.14%
Theoretical Best
Office A
$920.4K
$805.3K – $1.07M
NOI $64,427 @ 7.0% cap · market cap 16.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
82
Businesses Nearby
Explore this area
Business Placement
Demographics for 18301, PA
29,184
Population
11,125
Households
2.6
Avg Household Size
37
Median Age
34%
College-Educated
89%
High-School Grad
38.1 sq mi
ZIP Area
766
Density / Sq Mi
$90,488
Median Household Income
$40,202
Median Earnings
$1,350
Median Rent
$246,100
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 - Professional office property with eight flexible rooms, a glass-enclosed conference room, and rear garage storage.
Where is this mixed-use property located?
The property is located at 2275 Milford Rd East Stroudsburg, PA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 3,075‑square‑foot mixed‑use property; Eight rooms suitable for offices or exam rooms; Conference room with cathedral ceiling and extensive glass
