Commercial Land with Existing
For Sale
$849,000
3245 Route 115, Effort, PA 18330
Commercial Sale, Effort, PA
Property Size7,500 SF
Lot Size5.44 Acres
Price / SF$113.20
Days on Market82
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
(484) 951-4932
Added: Jul 1
Changed: Sep 6
Last Checked: Sep 20 at 9:06PM
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.
This commercial land offering includes two parcels and an existing 7,500-square-foot warehouse built in 1900. The building is currently leased to a month-to-month tenant. Preliminary commercial development plans are available for the property.
The site provides 598 feet of frontage on PA Route 115, with reported traffic of 8,000 cars per day. It is positioned between Interstate 80 and PA Route 33, and borders Dollar General and a commercial retail plaza. Nearby businesses include CVS, Dunkin Donuts, Dominos, Gulf Gas at the Effort Mini Mart, AZZY Powersports, and East Penn Self Storage.
The site provides 598 feet of frontage on PA Route 115, with reported traffic of 8,000 cars per day. It is positioned between Interstate 80 and PA Route 33, and borders Dollar General and a commercial retail plaza. Nearby businesses include CVS, Dunkin Donuts, Dominos, Gulf Gas at the Effort Mini Mart, AZZY Powersports, and East Penn Self Storage.
Key Highlights
- 598 feet of road frontage on PA Route 115
- Reported traffic of 8,000 cars per day
- Two parcels included in the sale
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Commercial land with road frontage, an existing warehouse, and preliminary plans 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: 598 feet of road frontage on PA Route 115; Reported traffic of 8,000 cars per day; Two parcels included in the sale
