Warehouse and Development
For Sale
$849,000
3245 Route 115, Effort, PA 18330
COMMERCIAL - Effort, PA
Property Size7,500 SF
Lot Size5.44 Acres
Price / SF$113.20
Days on Market54
Property Features for 3245 Route 115
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Elementary school district
Pleasant Valley
Middle school district
Pleasant Valley
High school district
Pleasant Valley
Subdivision
Chestnuthill Township
Standard status
Active
APN
02.14.1.7-6
Lot size
5.44 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12522
Building Details
Year built
1900
Listing Agency:
Vylla Home, LLC
(856) 206-0413
Listed By:
Patrick Donchez
(856) 206-0413
Added: Jul 1
Changed: Aug 4
Last Checked: Aug 23 at 1:06AM
MLS# PM-142821
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.
The property includes two parcels totaling 9.56 acres, featuring an older 7,500-square-foot warehouse that is currently leased on a month-to-month basis. The listing notes preliminary plans for commercial development are available, providing a starting point for future expansion or redevelopment while the existing structure remains in place.
Located at 3245 Route 115 in Effort, Pennsylvania, the site offers 598 feet of road frontage on busy PA Route 115. The remarks describe it as positioned between Interstate 80 and PA Route 33 for visibility and accessibility. The property is bordered by Dollar General and a commercial retail plaza on each side.
For buyers and developers, the combination of significant frontage and an income-producing, month-to-month warehouse can support multiple strategies, depending on how you plan to use the site over time. The seller is requesting that the existing tenant not be disturbed, and details on the included parcels (02.14.1.7-6 and 02.94603) are available for due diligence.
Located at 3245 Route 115 in Effort, Pennsylvania, the site offers 598 feet of road frontage on busy PA Route 115. The remarks describe it as positioned between Interstate 80 and PA Route 33 for visibility and accessibility. The property is bordered by Dollar General and a commercial retail plaza on each side.
For buyers and developers, the combination of significant frontage and an income-producing, month-to-month warehouse can support multiple strategies, depending on how you plan to use the site over time. The seller is requesting that the existing tenant not be disturbed, and details on the included parcels (02.14.1.7-6 and 02.94603) are available for due diligence.
Key Highlights
- 9.56‑acre property with 598 ft road frontage on PA Rte 115
- Busy PA Rte 115 location with 8,000 cars passing daily and easy access between I‑80 and PA Rte 33
- Two‑parcel sale totaling 9.56 acres (02.14.1.7‑6 and 02.94603)
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
$53,139
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
6.26%
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%
$1,062,780
$1.1M
Cap Rate 7%
$759,129
$759.1K
Cap Rate 9%
$590,433
$590.4K
Market Conditions
NOI Build-Up for 7,500 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
$66.2K $8.83/SF
− Vacancy
−$3.7K −$0.49/SF
EGI
$62.5K $8.34/SF
− OpEx
−$9.4K −$1.25/SF
NOI
$53.1K $7.09/SF
Area
Monroe County, PA
Vacancy
5.60%
Lease Rate
$8.83 /SF/Yr
Expense Ratio
15.00%
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%
$1,062,780
Cap Rate 7%
$759,129
Cap Rate 9%
$590,433
Alternative Uses
Best Use
Warehouse
$759.1K
$664.2K – $885.7K
NOI $53,139 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.24M
$1.96M – $2.62M
NOI $157,140 @ 7.0% cap · market cap 18.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8,000 VPD
Traffic count
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
105
Businesses Nearby
Explore this area
Business Placement
Demographics for 18330, PA
8,351
Population
3,196
Households
2.6
Avg Household Size
42
Median Age
23%
College-Educated
94%
High-School Grad
14.5 sq mi
ZIP Area
576
Density / Sq Mi
$92,907
Median Household Income
$41,313
Median Earnings
$1,809
Median Rent
$251,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Nearly 10 acres with road frontage and an existing leased warehouse, suited for future commercial development.
Where is this commercial land located?
The property is located at 3245 Route 115 Effort, PA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 9.56‑acre property with 598 ft road frontage on PA Rte 115; Busy PA Rte 115 location with 8,000 cars passing daily and easy access between I‑80 and PA Rte 33; Two‑parcel sale totaling 9.56 acres (02.14.1.7‑6 and 02.94603)
