Building Details

Year built 2007

Floors in Building 1

Listing Agency: SER Commercial Real Estate, LLC Show Phone

Listed By: Donald S Hannig · License #RM424481 Show Phone

Added: May 27, 2025 Changed: Aug 21 Last Checked: Sep 20 at 11:06PM

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MLS# PM-132588

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 single-story professional and medical office property contains 9 suites within a commercial-zoned building constructed in 2007. Several suites are described as move-in ready, supporting an owner-occupant configuration while allowing other portions of the property to accommodate tenants. The building is situated on 2.56 acres and includes more than 125 surface parking spaces.

The property fronts Route 611 within Pocono Mountains Corporate Center East in Tobyhanna, Pennsylvania. Public bus service reaches the front entrance, and the site offers access to Interstates 380 and 80. Its location serves the Monroe County area and provides regional connectivity for office users, patients, clients, and employees.

Key Highlights

• 9‑suite professional and medical office building
• Single‑story layout with several move‑in‑ready suites
• More than 125 surface parking spaces

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

$219,912

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

7.45%

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%

$4,398,240 $4.4M

Cap Rate 7%

$3,141,600 $3.1M

Cap Rate 9%

$2,443,467 $2.4M

Market Conditions

NOI Build-Up for 18,444 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

$398.4K $21.60/SF

− Vacancy

−$31.9K −$1.73/SF

EGI

$366.5K $19.87/SF

− OpEx

−$146.6K −$7.95/SF

NOI

$219.9K $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%

$4,398,240

Cap Rate 7%

$3,141,600

Cap Rate 9%

$2,443,467

Alternative Uses

Best Use

Office B

$4.14M

$3.62M – $4.83M (±1% cap)

NOI $289,829 @ 7.0% cap · market cap 9.82%

Second Best

Healthcare Medical

$3.14M

$2.75M – $3.67M (±1% cap)

NOI $219,912 @ 7.0% cap · market cap 7.45%

Theoretical Best

Office A

$5.52M

$4.83M – $6.44M (±1% cap)

NOI $386,439 @ 7.0% cap · market cap 13.10%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Office buildings

Suggested Use

Top Pick Parking Lot & Garage Plumbing Service HVAC Service Bakery Grocery & Convenience Store Carpet & Flooring Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

9

Office units

Multi-tenant

Tenancy

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

186

Businesses Nearby

Explore this area Business Placement

Demographics for 18466, PA

17,000

Population

7,892

Households

2.2

Avg Household Size

38

Median Age

24%

College-Educated

89%

High-School Grad

35.0 sq mi

ZIP Area

486

Density / Sq Mi

$77,508

Median Household Income

$35,396

Median Earnings

$1,795

Median Rent

$181,300

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office building - Commercially zoned property with multiple suites, surface parking, and bus service at the entrance.

Where is this office building located?

The property is located at 300 Community Drive Tobyhanna, PA.

What is the asking price?

The asking price for this property is $2,950,000.

What are key features of this property?

This property features: 9‑suite professional and medical office building; Single‑story layout with several move‑in‑ready suites; More than 125 surface parking spaces