Gas Station with
For Sale
Contact for pricing
421 North Main Street, Muncy, PA 17756
Out-of-service fueling property with a convenience building, dispensers, underground storage tanks, and agricultural zoning.
Property Size600 SF
Lot Size5.00 Acres
Price / SF$291.67
Days on Market136
Property Features for 421 North Main Street
General Information
Standard status
Active
Size
600 SF
Total Parking Spaces
25
Lot size
5.00 Acres
Property subtype
Retail
Zoning
Agricultural Zone
Additional Details
Road Access
Yes
Land Use
commercial
Building Details
Buildings
1
Listing Agency:
ROCK Commercial Real Estate
(717) 854-5357
Listed By:
Jason Turnbull · License #PA RS278519
Source:
Crexi
Added: Apr 17
Changed: Aug 29
Last Checked: Apr 24 at 10:16PM
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 ROCK Commercial Real Estate
Investment Insights
Based on property information with market context.
This out-of-service gas station includes a small convenience building, fuel dispensers, underground storage tanks, and a canopy. The property encompasses approximately 5 acres, with most of the parcel remaining wooded and undeveloped. Agricultural zoning applies to the site.
The property fronts North Main Street at 421 North Main Street in Muncy, Pennsylvania, along the community’s primary north–south corridor. The site has direct roadway frontage and access. A portion lies within a 100-year flood zone.
PADEP closed the property under Act 2 using the Statewide Health Standard in June of 2021. The closure carries no activity and use limitations.
The property fronts North Main Street at 421 North Main Street in Muncy, Pennsylvania, along the community’s primary north–south corridor. The site has direct roadway frontage and access. A portion lies within a 100-year flood zone.
PADEP closed the property under Act 2 using the Statewide Health Standard in June of 2021. The closure carries no activity and use limitations.
Key Highlights
- Former Muncy Sunoco gas station with canopy and fuel dispensers
- Approximately 5 acres, with most of the parcel wooded and undeveloped
- Includes a small convenience building and underground storage tanks
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
$7,736
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
4.42%
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%
$154,720
$154.7K
Cap Rate 7%
$110,514
$110.5K
Cap Rate 9%
$85,956
$86.0K
Market Conditions
NOI Build-Up for 600 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
$10.8K $18.00/SF
− Vacancy
−$486 −$0.81/SF
EGI
$10.3K $17.19/SF
− OpEx
−$2.6K −$4.30/SF
NOI
$7.7K $12.89/SF
Area
Lycoming County, PA
Vacancy
4.50%
Lease Rate
$18.00 /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%
$154,720
Cap Rate 7%
$110,514
Cap Rate 9%
$85,956
Alternative Uses
Best Use
Specialty Retail
$110.5K
$96.7K – $128.9K
NOI $7,736 @ 7.0% cap · market cap 4.42%
Second Best
Retail
$77.3K
$67.7K – $90.2K
NOI $5,413 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$129.3K
$113.1K – $150.9K
NOI $9,051 @ 7.0% cap · market cap 5.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
306
Businesses Nearby
Explore this area
Business Placement
Demographics for 17756, PA
12,458
Population
4,574
Households
2.7
Avg Household Size
44
Median Age
20%
College-Educated
89%
High-School Grad
107.7 sq mi
ZIP Area
116
Density / Sq Mi
$78,906
Median Household Income
$37,523
Median Earnings
$934
Median Rent
$214,600
Median Home Value
Market
Vacancy Rate% for Retail 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?
Gas station - Out-of-service fueling property with a convenience building, dispensers, underground storage tanks, and agricultural zoning.
Where is this gas station located?
The property is located at 421 North Main Street Muncy, PA.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Former Muncy Sunoco gas station with canopy and fuel dispensers; Approximately 5 acres, with most of the parcel wooded and undeveloped; Includes a small convenience building and underground storage tanks
