Mixed-Use Property with
New
For Sale
$400,000
412 River Street, Scranton, PA 18505
Includes a single-family home, commercial space, and two residential apartments.
Property Size3,741 SF
Days on Market7
Property Features for 412 River Street
General Information
Standard status
Active
Size
3,741 SF
Property subtype
Mixed Use
Additional Details
Multifamily Units
18
Taxes and HOA fees
Annual Taxes
$5,328
Building Details
Building Size
3,741 SF
Year Built
1920
Buildings
6
Listing Agency:
Marcks Evans Real Estate
Listed By:
Wayne E Evans · License #RM421529
(570) 906-8600
Source:
Luxehomesnepa
Added: Sep 21
Changed: Sep 25
Last Checked: Sep 26 at 2:39PM
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 Marcks Evans Real Estate
Investment Insights
Based on property information with market context.
The offering at 412 River Street and 401 Cedar Ave combines a single-family home, commercial space, and two residential apartments within a mixed-use property. The improvements date to 1920.
The property is offered as part of a six-building package totaling 18 units. Additional buildings in the package include multi-unit properties on Harrison Ave, Wayne Ave, S Webster Ave, Crown Ave, and N Lincoln Ave, with unit counts ranging from two to five. The package also includes two buildings identified as condemned.
The property is offered as part of a six-building package totaling 18 units. Additional buildings in the package include multi-unit properties on Harrison Ave, Wayne Ave, S Webster Ave, Crown Ave, and N Lincoln Ave, with unit counts ranging from two to five. The package also includes two buildings identified as condemned.
Key Highlights
- Mixed‑use configuration with a single‑family home, commercial space, and 2 residential apartments
- Property improvements date to 1920
- Part of a 6‑building package with 18 total units
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
$28,841
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
7.21%
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%
$576,820
$576.8K
Cap Rate 7%
$412,014
$412.0K
Cap Rate 9%
$320,456
$320.5K
Market Conditions
NOI Build-Up for 3,741 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
$55.7K $14.88/SF
− Vacancy
−$3.2K −$0.86/SF
EGI
$52.4K $14.02/SF
− OpEx
−$23.6K −$6.31/SF
NOI
$28.8K $7.71/SF
Area
Lackawanna County, PA
Vacancy
5.80%
Lease Rate
$14.88 /SF/Yr
Expense Ratio
45.00%
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%
$576,820
Cap Rate 7%
$412,014
Cap Rate 9%
$320,456
Alternative Uses
Best Use
Mixed Use
$541.1K
$473.5K – $631.3K
NOI $37,878 @ 7.0% cap · market cap 9.47%
Second Best
Apartment 5plus
$412.0K
$360.5K – $480.7K
NOI $28,841 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$949.5K
$830.8K – $1.11M
NOI $66,467 @ 7.0% cap · market cap 16.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
18
Residential units
Location Intelligence
Trade Area within ½ mile
2,377
Businesses Nearby
Explore this area
Business Placement
Demographics for 18505, PA
20,982
Population
9,996
Households
2.1
Avg Household Size
39
Median Age
26%
College-Educated
87%
High-School Grad
8.8 sq mi
ZIP Area
2,384
Density / Sq Mi
$52,599
Median Household Income
$34,155
Median Earnings
$954
Median Rent
$139,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes a single-family home, commercial space, and two residential apartments.
Where is this mixed-use property located?
The property is located at 412 River Street Scranton, PA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Mixed‑use configuration with a single‑family home, commercial space, and 2 residential apartments; Property improvements date to 1920; Part of a 6‑building package with 18 total units
