Professional Office Building with
For Sale
$399,900
Pending
2275 Milford Road, East Stroudsburg, PA 18301
Commercial Sale, East Stroudsburg, PA
Property Size3,075 SF
Lot Size1.40 Acres
Days on Market266
Property Features for 2275 Milford Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Rooms
Basement
Lot features
Near Public Transit
Elementary school district
East Stroudsburg Area
Middle school district
East Stroudsburg Area
High school district
East Stroudsburg Area
Subdivision
Smithfield Township
Standard status
Pending
APN
16.7.1.41
Size
3,075 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11919
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Oil
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
conference room
garage
Building Details
Year built
2000
Floors in Building
2
Flooring type
Wood, Carpet
Building materials
Frame
Listing Agency:
RGB Real Estate LLC
(570) 424-6870
Listed By:
Robert Brown · License #RM419571
(570) 476-4727
Added: Nov 29, 2025
Changed: Aug 19
Last Checked: Aug 22 at 9:06PM
MLS# PM-137544
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.
Built in 2000, this 3,075-square-foot office building offers a professional interior with wood and carpet flooring, central air, and electric and oil heating. The layout includes eight rooms suitable for offices or exam rooms, along with a conference room featuring a cathedral ceiling and extensive glass. A basement provides additional interior space, while the rear two-car garage offers storage capacity.
The property occupies 1.4 acres at 2275 Milford Road in East Stroudsburg, Pennsylvania. Public water and a septic tank serve the property. Smithfield Township permits mixed-use development, including residential income use on the second floor, creating flexibility beyond the existing office configuration.
The property occupies 1.4 acres at 2275 Milford Road in East Stroudsburg, Pennsylvania. Public water and a septic tank serve the property. Smithfield Township permits mixed-use development, including residential income use on the second floor, creating flexibility beyond the existing office configuration.
Key Highlights
- 3,075‑square‑foot office building constructed in 2000
- Eight rooms configured for office or exam‑room use
- 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?
Office building - Flexible office layout with a glass-enclosed conference room and possible second-floor residential income use.
Where is this office building located?
The property is located at 2275 Milford Road 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 office building constructed in 2000; Eight rooms configured for office or exam‑room use; Conference room with cathedral ceiling and extensive glass
