Mixed-Use Building with
New
For Sale
$650,000
34 N Main Street, Shenandoah, PA 17976
Occupied commercial and residential spaces are arranged within a mixed-use building with private rear parking.
Property Size4,808 SF
Days on Market4
Property Features for 34 N Main Street
General Information
Standard status
Active
Size
4,808 SF
Total Parking Spaces
6
Property subtype
Multi Family
Occupancy
100%
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$7,000
Building Details
Building Size
4,808 SF
Year Built
1880
Buildings
1
Tenancy
Multi
Listing Agency:
Iron Valley Real Estate - Coal Region
Listed By:
Juan David Guevara
(570) 516-7066
Source:
Dpcomgroup
Added: Sep 5
Changed: Sep 7
Last Checked: Sep 8 at 3:25AM
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 Iron Valley Real Estate - Coal Region
Investment Insights
Based on property information with market context.
Built in 1880, this mixed-use building contains 6 occupied units, including 2 commercial spaces and 4 residential apartments. The property also includes a vacant third floor that is ready for construction, with the possibility of adding up to 3 more units subject to zoning, permits, and approvals.
Six private parking spaces are located behind the building, while additional public parking is available in front. The existing combination of commercial and residential occupancy, together with the unfinished third-floor area, provides a building configuration suited to continued mixed-use operation and future expansion subject to the required approvals.
Six private parking spaces are located behind the building, while additional public parking is available in front. The existing combination of commercial and residential occupancy, together with the unfinished third-floor area, provides a building configuration suited to continued mixed-use operation and future expansion subject to the required approvals.
Key Highlights
- 6 occupied units: 2 commercial spaces and 4 residential apartments
- Vacant third floor ready for construction
- Potential to add up to 3 additional units, subject to zoning, permits, and approvals
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
$33,175
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
5.10%
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%
$663,500
$663.5K
Cap Rate 7%
$473,929
$473.9K
Cap Rate 9%
$368,611
$368.6K
Market Conditions
NOI Build-Up for 4,808 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
$57.7K $12.00/SF
− Vacancy
−$4.6K −$0.96/SF
EGI
$53.1K $11.04/SF
− OpEx
−$19.9K −$4.14/SF
NOI
$33.2K $6.90/SF
Area
Schuylkill County, PA
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$663,500
Cap Rate 7%
$473,929
Cap Rate 9%
$368,611
Alternative Uses
Best Use
Mixed Use
$473.9K
$414.7K – $552.9K
NOI $33,175 @ 7.0% cap · market cap 5.10%
Second Best
Apartment 5plus
$375.8K
$328.8K – $438.4K
NOI $26,305 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$721.2K
$631.1K – $841.4K
NOI $50,484 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
Explore this area
Business Placement
Demographics for 17976, PA
5,933
Population
3,315
Households
1.8
Avg Household Size
42
Median Age
14%
College-Educated
83%
High-School Grad
7.6 sq mi
ZIP Area
781
Density / Sq Mi
$46,684
Median Household Income
$40,361
Median Earnings
$827
Median Rent
$47,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Occupied commercial and residential spaces are arranged within a mixed-use building with private rear parking.
Where is this mixed-use property located?
The property is located at 34 N Main Street Shenandoah, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 6 occupied units: 2 commercial spaces and 4 residential apartments; Vacant third floor ready for construction; Potential to add up to 3 additional units, subject to zoning, permits, and approvals
