Storefront Property with Buildout
For Sale
$1,200,000
447 Market St, Kingston, PA 18704
Includes completed architectural materials for the vacant rental space.
Property Size10,200 SF
Price / SF$117.65
Days on Market263
Property Features for 447 Market St
General Information
Standard status
Active
Size
10,200 SF
Property subtype
Commercial
Listing Agency:
Lewith & Freeman, Kingston
(570) 762-8277
Listed By:
Gregory Barrouk
Source:
Nepahousehunt
Added: Dec 10, 2025
Changed: Aug 29
Last Checked: Aug 29 at 5:07PM
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 Lewith & Freeman, Kingston
Investment Insights
Based on property information with market context.
This 10,200-square-foot storefront property at 447 Market St in Kingston includes a vacant rental space supported by completed architectural plans and high-quality renderings. The existing design work provides a defined starting point for future buildout planning.
The property is offered for sale, while the businesses operating at the location are excluded from the transaction. The prepared plans and visual materials may help an owner-user or investor evaluate the space’s next configuration without starting the design process from the beginning.
The property is offered for sale, while the businesses operating at the location are excluded from the transaction. The prepared plans and visual materials may help an owner-user or investor evaluate the space’s next configuration without starting the design process from the beginning.
Key Highlights
- 10,200‑square‑foot storefront property at 447 Market St, Kingston, PA 18704
- Vacant rental space included within the property
- Completed professional architectural plans
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
$84,823
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
7.07%
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%
$1,696,460
$1.7M
Cap Rate 7%
$1,211,757
$1.2M
Cap Rate 9%
$942,478
$942.5K
Market Conditions
NOI Build-Up for 10,200 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
$134.6K $13.20/SF
− Vacancy
−$13.5K −$1.32/SF
EGI
$121.2K $11.88/SF
− OpEx
−$36.4K −$3.56/SF
NOI
$84.8K $8.32/SF
Area
Luzerne County, PA
Vacancy
10.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,696,460
Cap Rate 7%
$1,211,757
Cap Rate 9%
$942,478
Alternative Uses
Best Use
Retail
$1.21M
$1.06M – $1.41M
NOI $84,823 @ 7.0% cap · market cap 7.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.23M
$2.83M – $3.77M
NOI $226,195 @ 7.0% cap · market cap 18.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,489
Businesses Nearby
236k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 43%
Dining 38%
Groceries 12%
Electronics 2%
Aldi
Groceries
28,012 visits/mo
0.5 miles
Dollar Tree
Shops & Services
20,783 visits/mo
0.4 miles
McDonald's
Dining
20,026 visits/mo
0.4 miles
Starbucks
Dining
15,624 visits/mo
0.2 miles
Turkey Hill Minit Market
Shops & Services
12,737 visits/mo
0.4 miles
Demographics for 18704, PA
31,138
Population
14,531
Households
2.1
Avg Household Size
43
Median Age
29%
College-Educated
95%
High-School Grad
10.1 sq mi
ZIP Area
3,083
Density / Sq Mi
$62,907
Median Household Income
$39,349
Median Earnings
$935
Median Rent
$154,600
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.
Similar Off Market Nearby
- Matterns Floral — 447 Market St, Kingston, PA 18704
- Central Market Florist — 180 Narrows Shopping Center, Edwardsville, PA 18704
- Flower Tent — 84 S Wyoming Ave, Edwardsville, PA 18704
Frequently Asked Questions
What type of property is this?
Storefront property - Includes completed architectural materials for the vacant rental space.
Where is this storefront property located?
The property is located at 447 Market St Kingston, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 10,200‑square‑foot storefront property at 447 Market St, Kingston, PA 18704; Vacant rental space included within the property; Completed professional architectural plans
