Office Building with Movie
For Sale
$469,000
300 Keystone St, Hawley, PA 18428
Multi-level professional office property with conference areas, kitchens, wellness amenities, and an on-site theater.
Property Size2,930 SF
Price / SF$160.07
Days on Market299
Property Features for 300 Keystone St
General Information
Standard status
Active
Size
2,930 SF
Additional Details
Office Units
5
Taxes and HOA fees
Annual Taxes
$4,008
Amenities
conference room
kitchen
reception area
half bath
exercise area
full bath
sauna
bunk room
movie theater
storage room
Building Details
Buildings
1
Stories
3
Listing Agency:
Coldwell Banker Lakeview Realtors
(570) 226-2131
Listed By:
Robert McGinnis · License #RS130275A
(570) 226-2131
Source:
Exprealty
Added: Nov 3, 2025
Changed: Aug 24
Last Checked: Aug 26 at 10:55AM
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 Coldwell Banker Lakeview Realtors
Investment Insights
Based on property information with market context.
This 4,230-square-foot professional office building provides a main level with five offices, a conference room with kitchen, reception area, and two half baths. The finished second floor includes an exercise or larger meeting area, an additional kitchen, full bath, sauna, and bunk room. A finished basement adds a 16-seat equipped movie theater and a separate finished storage room.
Built in 1900, the property is located in downtown Hawley, two blocks from Main Street. Its combination of office rooms, meeting areas, support spaces, and finished lower-level amenities creates a varied commercial configuration within a multi-level building.
Built in 1900, the property is located in downtown Hawley, two blocks from Main Street. Its combination of office rooms, meeting areas, support spaces, and finished lower-level amenities creates a varied commercial configuration within a multi-level building.
Key Highlights
- 4,230‑square‑foot professional office building
- Five offices, reception area, conference room, and two half baths on the main level
- Finished second floor with exercise or large conference area, kitchen, full bath, sauna, and bunk room
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
$41,025
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
8.75%
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%
$820,500
$820.5K
Cap Rate 7%
$586,071
$586.1K
Cap Rate 9%
$455,833
$455.8K
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
$61.5K $21.00/SF
− Vacancy
−$6.8K −$2.33/SF
EGI
$54.7K $18.67/SF
− OpEx
−$13.7K −$4.67/SF
NOI
$41.0K $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%
$820,500
Cap Rate 7%
$586,071
Cap Rate 9%
$455,833
Alternative Uses
Best Use
Office B
$586.1K
$512.8K – $683.8K
NOI $41,025 @ 7.0% cap · market cap 8.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$714.5K
$625.2K – $833.5K
NOI $50,012 @ 7.0% cap · market cap 10.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Location Intelligence
Trade Area within ½ mile
279
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 - Multi-level professional office property with conference areas, kitchens, wellness amenities, and an on-site theater.
Where is this office building located?
The property is located at 300 Keystone St Hawley, PA.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: 4,230‑square‑foot professional office building; Five offices, reception area, conference room, and two half baths on the main level; Finished second floor with exercise or large conference area, kitchen, full bath, sauna, and bunk room
