Mixed-Use Building with Retail
For Sale
$3,500,000
400 PA-315, Pittston Twp, PA 18640
Commercial Sale, Pittston TWP, PA
Property Size22,500 SF
Lot Size1.48 Acres
Price / SF$155.56
Days on Market497
Property Features for 400 PA-315
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2
Zoning description
Commercial
Parking
60
Parking features
Parking Lot
Exterior features
Lighting
Lot features
Irregular Lot
Elementary school district
Pittston Area
Middle school district
Pittston Area
High school district
Pittston Area
Directions
From Scranton, 81 South to Route 315, Pittston Twp. Building next to Wal-Mart
Standard status
Active
APN
51E12S100101B000
Size
22,500 SF
Lot size
1.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
46700
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Electric, Central Air, Separate Meters
Water source
Public
Building Details
Year built
1987
Floors in Building
1
Number of units
9
Building materials
Stucco
Roof type
Rubber
Listing Agency:
O BOYLE REAL ESTATE LLC
(570) 586-2911
Listed By:
Christopher O'Boyle · License #RM424350
(570) 586-2911
Added: Apr 15, 2025
Changed: Aug 19
Last Checked: Aug 24 at 4:06PM
MLS# SC251754
Copyright © 2026 Greater Scranton Board of Realtors MLS. 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 22,500-square-foot mixed-use building was constructed in 1987 on a 1.48-acre parcel. The property includes multiple occupied commercial suites, with tenants identified as Southwest X-Ray, Envy Nails, Gregory Center, T-Mobile, HCSC Blood Center, and the University of Pittsburgh. Separate gas and electric meters serve the individual units, supporting distinct utility allocation.
The building is positioned along Route 315 beside Walmart, with reported average annual daily traffic of 15,000. Site improvements include a parking lot, exterior lighting, public water, and public sewer. The structure has stucco exterior construction, a rubber roof, natural-gas forced-air heat, and central air conditioning. B2 zoning is in place for the commercial mixed-use property.
The building is positioned along Route 315 beside Walmart, with reported average annual daily traffic of 15,000. Site improvements include a parking lot, exterior lighting, public water, and public sewer. The structure has stucco exterior construction, a rubber roof, natural-gas forced-air heat, and central air conditioning. B2 zoning is in place for the commercial mixed-use property.
Key Highlights
- 22,500‑square‑foot mixed‑use building on 1.48 acres
- Six identified occupants include Southwest X‑Ray, Envy Nails, Gregory Center, T‑Mobile, HCSC Blood Center, and University of Pittsburgh
- Located along Route 315 beside Walmart with AADT of 15,000
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
$222,750
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
6.36%
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%
$4,455,000
$4.5M
Cap Rate 7%
$3,182,143
$3.2M
Cap Rate 9%
$2,475,000
$2.5M
Market Conditions
NOI Build-Up for 22,500 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
$405.0K $18.00/SF
− Vacancy
−$48.6K −$2.16/SF
EGI
$356.4K $15.84/SF
− OpEx
−$133.7K −$5.94/SF
NOI
$222.8K $9.90/SF
Area
Luzerne County, PA
Vacancy
12.00%
Lease Rate
$18.00 /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%
$4,455,000
Cap Rate 7%
$3,182,143
Cap Rate 9%
$2,475,000
Alternative Uses
Best Use
Mixed Use
$3.18M
$2.78M – $3.71M
NOI $222,750 @ 7.0% cap · market cap 6.36%
Second Best
Retail
$2.67M
$2.34M – $3.12M
NOI $187,110 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$7.13M
$6.24M – $8.32M
NOI $498,960 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
15,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
209k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 49%
Groceries 23%
Dining 15%
Shops & Services 5%
Walmart
Superstores
101,890 visits/mo
0.1 miles
Redner's Warehouse Market
Groceries
20,423 visits/mo
0.5 miles
Aldi
Groceries
18,682 visits/mo
0.5 miles
Burger King
Dining
10,321 visits/mo
0.2 miles
Denny's
Dining
9,190 visits/mo
0.2 miles
Demographics for 18640, PA
16,351
Population
8,036
Households
2
Avg Household Size
46
Median Age
25%
College-Educated
94%
High-School Grad
27.9 sq mi
ZIP Area
586
Density / Sq Mi
$57,358
Median Household Income
$39,733
Median Earnings
$890
Median Rent
$135,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - B2-zoned commercial property with multiple established occupants, separate utility metering, and a dedicated parking lot.
Where is this mixed-use property located?
The property is located at 400 PA-315 Pittston Twp, PA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 22,500‑square‑foot mixed‑use building on 1.48 acres; Six identified occupants include Southwest X‑Ray, Envy Nails, Gregory Center, T‑Mobile, HCSC Blood Center, and University of Pittsburgh; Located along Route 315 beside Walmart with AADT of 15,000
