Freestanding NNN Retail
For Sale
Contact for pricing
46 River St, Carbondale, PA 18407
Corporate-backed occupancy and structured lease terms support a straightforward net-lease profile.
Property Size6,600 SF
Price / SF$86.93
Days on Market160
Property Features for 46 River St
General Information
Standard status
Active
Size
6,600 SF
Property subtype
Industrial, Mixed Use, Retail
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$45,900
Additional Details
Cap Rate
8%
Traffic Count
7,123 vehicles/day
Building Details
Buildings
1
Tenancy
Single
Listing Agency:
Elevate Net Lease
Listed By:
Joe Shamoun · License #6505433330
Source:
Crexi
Added: Mar 24
Changed: Aug 30
Last Checked: Aug 30 at 12:06AM
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 Elevate Net Lease
Investment Insights
Based on property information with market context.
This freestanding 6,600-square-foot retail building in Carbondale, Pennsylvania is leased to Genuine Parts Company under a newly executed corporate lease. The seven-year term began in April 2025 and includes 2% annual rent increases. Genuine Parts Company provides the lease guarantee, adding corporate credit support to the tenancy.
The NNN structure assigns taxes, insurance reimbursement, CAM, utilities, and routine repairs up to $2,500 annually to the tenant. The property is positioned within an established retail corridor near Dunkin’, CVS, McDonald’s, Ace Hardware, Weis, and other national retailers. The offering reflects an 8% cap rate and combines a freestanding format with defined lease obligations and scheduled rent growth.
The NNN structure assigns taxes, insurance reimbursement, CAM, utilities, and routine repairs up to $2,500 annually to the tenant. The property is positioned within an established retail corridor near Dunkin’, CVS, McDonald’s, Ace Hardware, Weis, and other national retailers. The offering reflects an 8% cap rate and combines a freestanding format with defined lease obligations and scheduled rent growth.
Key Highlights
- 8% cap rate with a newly executed corporate lease
- 6,600 SF freestanding retail building
- Seven‑year lease commenced in April 2025
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
$38,510
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
6.71%
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%
$770,200
$770.2K
Cap Rate 7%
$550,143
$550.1K
Cap Rate 9%
$427,889
$427.9K
Market Conditions
NOI Build-Up for 6,600 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
$58.3K $8.83/SF
− Vacancy
−$3.3K −$0.49/SF
EGI
$55.0K $8.34/SF
− OpEx
−$16.5K −$2.50/SF
NOI
$38.5K $5.83/SF
Area
Lackawanna County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$770,200
Cap Rate 7%
$550,143
Cap Rate 9%
$427,889
Alternative Uses
Best Use
Retail
$886.0K
$775.3K – $1.03M
NOI $62,023 @ 7.0% cap · market cap 10.81%
Second Best
Industrial
$550.1K
$481.4K – $641.8K
NOI $38,510 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$1.68M
$1.47M – $1.95M
NOI $117,264 @ 7.0% cap · market cap 20.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7,123 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
743
Businesses Nearby
130k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 49%
Groceries 25%
Dining 22%
Electronics 3%
Weis Markets
Groceries
32,164 visits/mo
0.3 miles
Five Below
Shops & Services
20,916 visits/mo
0.2 miles
Dunkin' Donuts
Dining
14,204 visits/mo
0.1 miles
Burger King
Dining
12,233 visits/mo
0.2 miles
Dollar Tree
Shops & Services
10,029 visits/mo
0.2 miles
Demographics for 18407, PA
14,047
Population
7,028
Households
2
Avg Household Size
43
Median Age
26%
College-Educated
92%
High-School Grad
41.5 sq mi
ZIP Area
338
Density / Sq Mi
$57,261
Median Household Income
$40,174
Median Earnings
$826
Median Rent
$142,600
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?
NNN property - Corporate-backed occupancy and structured lease terms support a straightforward net-lease profile.
Where is this nnn property located?
The property is located at 46 River St Carbondale, PA.
What is the asking price?
The asking price for this property is $573,750.
What are key features of this property?
This property features: 8% cap rate with a newly executed corporate lease; 6,600 SF freestanding retail building; Seven‑year lease commenced in April 2025
