Three-Unit Triplex With Business
For Sale
$1,180,000
40 Brushy Mountain Road, East Stroudsburg, PA 18301
Three residential units include private decks, in-unit laundry, and a garage, shop, and office area.
Property Size3,280 SF
Lot Size5.00 Acres
Price / SF$359.76
Days on Market79
Property Features for 40 Brushy Mountain Road
General Information
Standard status
Active
Size
3,280 SF
Lot size
5.00 Acres
Property subtype
Multi-family
Lease Term
[]
Building Details
Year Built
1987
Listing Agency:
Keller Williams Real Estate - Bethlehem
Listed By:
Kelly Houston · License #405412
(610) 867-8888
Source:
Deepcreeklake
Added: Jun 24
Changed: Sep 9
Last Checked: Sep 10 at 6:50AM
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 Keller Williams Real Estate - Bethlehem
Investment Insights
Based on property information with market context.
Set on 5 acres at 40 Brushy Mountain Road, this 1987 triplex includes three residential units plus a separate garage, shop, and office area. The two upper apartments each have 2 bedrooms, breakfast counters, ceiling fans, storage, appliances, in-unit washer/dryers, and private decks. The lower apartment offers 1 bedroom, an eat-in kitchen, a spacious living room, ceiling fans, appliances, and in-unit laundry. One unit is vacant, while the other two are occupied, providing a mix of existing rental use and available residential space.
The property also includes two storage sheds and business-related equipment, tools, and electrical supplies may be included with the sale. A replacement well pump and new water heater with warranty are additional property updates. The site is located in Stroud Township near the New Jersey border and has no HOA.
The property also includes two storage sheds and business-related equipment, tools, and electrical supplies may be included with the sale. A replacement well pump and new water heater with warranty are additional property updates. The site is located in Stroud Township near the New Jersey border and has no HOA.
Key Highlights
- 5‑acre parcel with a three‑unit residential building
- Two upper units offer 2 bedrooms, private decks, and in‑unit washer/dryers
- Lower apartment includes 1 bedroom, eat‑in kitchen, and in‑unit laundry
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
$51,542
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
4.37%
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%
$1,030,840
$1.0M
Cap Rate 7%
$736,314
$736.3K
Cap Rate 9%
$572,689
$572.7K
Market Conditions
NOI Build-Up for 3,280 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
$78.7K $24.00/SF
− Vacancy
−$10.0K −$3.05/SF
EGI
$68.7K $20.95/SF
− OpEx
−$17.2K −$5.24/SF
NOI
$51.5K $15.71/SF
Area
Monroe County, PA
Vacancy
12.70%
Lease Rate
$24.00 /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%
$1,030,840
Cap Rate 7%
$736,314
Cap Rate 9%
$572,689
Alternative Uses
Best Use
Office B
$736.3K
$644.3K – $859.0K
NOI $51,542 @ 7.0% cap · market cap 4.37%
Second Best
Mixed Use
$556.7K
$487.1K – $649.4K
NOI $38,966 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$981.8K
$859.0K – $1.15M
NOI $68,723 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Explore this area
Business Placement
Demographics for 18301, PA
29,184
Population
11,125
Households
2.6
Avg Household Size
37
Median Age
34%
College-Educated
89%
High-School Grad
38.1 sq mi
ZIP Area
766
Density / Sq Mi
$90,488
Median Household Income
$40,202
Median Earnings
$1,350
Median Rent
$246,100
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Three residential units include private decks, in-unit laundry, and a garage, shop, and office area.
Where is this triplex located?
The property is located at 40 Brushy Mountain Road East Stroudsburg, PA.
What is the asking price?
The asking price for this property is $1,180,000.
What are key features of this property?
This property features: 5‑acre parcel with a three‑unit residential building; Two upper units offer 2 bedrooms, private decks, and in‑unit washer/dryers; Lower apartment includes 1 bedroom, eat‑in kitchen, and in‑unit laundry
