Four-Unit Office
For Sale
$1,250,000
Pending
2515 Route 6, Hawley, PA 18428
SINGLE_FAMILY - Hawley, PA
Property Size6,000 SF
Lot Size0.91 Acres
Days on Market475
Property Features for 2515 Route 6
General Information
Property type
Residential
Property subtype
Office
Zoning
Highway Commerc
Zoning description
Commercial
Parking
25
Parking features
Parking Lot, Off Street
Security features
Security System
Exterior features
Lighting, Rain Gutters
Subdivision
Wilson Hill
Lot features
Level, Paved, Rectangular Lot, Near General Business
Elementary school district
Wallenpaupack School District
Middle school district
Wallenpaupack School District
High school district
Wallenpaupack School District
Directions
Located across the street from street the Lake Wallenpaupack Vistors Center.
Standard status
Pending
APN
030.01-02-04
Lot size
0.91 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
11547
Utilities
Sewer type
Septic Tank, Mound Septic
Heating system
Zoned, Propane (Heating), Electric (Heating), Baseboard, Forced Air
Cooling system
Zoned, Multi Units, Central Air
Water source
Public
Building Details
Year built
2001
Floors in Building
1
Flooring type
Laminate, Vinyl
Building materials
Block, Wood Siding, Cedar
Roof type
Metal
Listing Agency:
Davis R. Chant - Lake Wallenpaupack
(570) 226-4518
Listed By:
Debra K. Gunnip · License #RS317003
(570) 470-5365
Added: Apr 30, 2025
Changed: Aug 1
Last Checked: Aug 17 at 4:06AM
MLS# PW-251213
Copyright © 2026 Pike/Wayne Association of Realtors MLS. 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 four-unit office building offers leased space across all units, with tenants including a real estate brokerage, hearing aid center, and a pharmacy. The building includes a total of 6,000 square feet of office space, supported by on-site systems for heating and cooling, including central air and zoned comfort options. Exterior improvements include lighting and rain gutters, and the building is finished with laminate and vinyl flooring. Construction features include block with wood siding and cedar elements, with a metal roof.
The property is located across from the Lake Wallenpaupack Visitors Center on Route 6 in Hawley, PA, with traffic reported at 9,600 cars per day. The property sits on a 0.91-acre lot and is zoned Highway Commercial. Parking is provided via a paved parking lot with 22 parking spaces and 3 handicapped parking spaces.
Utilities include public water service and septic service, consisting of a septic tank and mound septic. Built in 2001, the building is well-suited for investors seeking occupied office tenants within a highway commercial zoning framework.
The property is located across from the Lake Wallenpaupack Visitors Center on Route 6 in Hawley, PA, with traffic reported at 9,600 cars per day. The property sits on a 0.91-acre lot and is zoned Highway Commercial. Parking is provided via a paved parking lot with 22 parking spaces and 3 handicapped parking spaces.
Utilities include public water service and septic service, consisting of a septic tank and mound septic. Built in 2001, the building is well-suited for investors seeking occupied office tenants within a highway commercial zoning framework.
Key Highlights
- 6,000 square foot four‑unit office building with leases in place
- Zoned Highway Commercial
- Across from the Lake Wallenpaupack Visitors Center on Route 6; 9,600 cars per day
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
$84,011
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
6.72%
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%
$1,680,220
$1.7M
Cap Rate 7%
$1,200,157
$1.2M
Cap Rate 9%
$933,456
$933.5K
Market Conditions
NOI Build-Up for 6,000 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
$126.0K $21.00/SF
− Vacancy
−$14.0K −$2.33/SF
EGI
$112.0K $18.67/SF
− OpEx
−$28.0K −$4.67/SF
NOI
$84.0K $14.00/SF
Area
Wayne County, PA
Vacancy
11.10%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,680,220
Cap Rate 7%
$1,200,157
Cap Rate 9%
$933,456
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $84,011 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,413 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 18428, PA
12,314
Population
9,606
Households
1.3
Avg Household Size
52
Median Age
30%
College-Educated
95%
High-School Grad
151.1 sq mi
ZIP Area
81
Density / Sq Mi
$75,463
Median Household Income
$37,573
Median Earnings
$1,195
Median Rent
$263,300
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 - Four leased office units in a Highway Commercial building with a paved parking lot and on-site parking for customers.
Where is this office building located?
The property is located at 2515 Route 6 Hawley, PA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 6,000 square foot four‑unit office building with leases in place; Zoned Highway Commercial; Across from the Lake Wallenpaupack Visitors Center on Route 6; 9,600 cars per day
