Flex Space with Office
For Sale
$234,900
50 E Woodhaven Dr, White Haven, PA 18661
Adaptable commercial property combining finished offices, warehouse space, restroom facilities, and dedicated off-street parking.
Property Size1,883 SF
Price / SF$124.75
Days on Market260
Property Features for 50 E Woodhaven Dr
General Information
Standard status
Active
Size
1,883 SF
Total Parking Spaces
10
Property subtype
Commercial
Additional Details
Highway Access
Yes
Amenities
restroom
updated heat/AC system
Building Details
Year Built
1960
Listing Agency:
Anthracite Property Group
(570) 762-8869
Listed By:
Charles Perugino · License #RM424572
Source:
Nepahousehunt
Added: Dec 13, 2025
Changed: Aug 30
Last Checked: Aug 30 at 8:31AM
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 Anthracite Property Group
Investment Insights
Based on property information with market context.
This 1,883-square-foot flex property, built in 1960, combines finished office areas with flex and warehouse space. The building includes a restroom, off-street parking for 8-10 cars, and an updated heat/AC system. Its prior use as an office for White Haven’s public water utility provides a documented office-oriented history while retaining practical flex-space functionality.
The property is near Interstate 80 and State Route 940, offering access to two major roadways. The blend of office and warehouse areas creates a straightforward commercial layout for operations requiring both administrative and storage or work space.
The property is near Interstate 80 and State Route 940, offering access to two major roadways. The blend of office and warehouse areas creates a straightforward commercial layout for operations requiring both administrative and storage or work space.
Key Highlights
- 1,883 square feet of combined finished office and flex/warehouse space
- Built in 1960
- Off‑street parking for 8‑10 cars
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
$13,417
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
5.71%
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%
$268,340
$268.3K
Cap Rate 7%
$191,671
$191.7K
Cap Rate 9%
$149,078
$149.1K
Market Conditions
NOI Build-Up for 1,883 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
$16.7K $8.88/SF
− Vacancy
−$936 −$0.50/SF
EGI
$15.8K $8.38/SF
− OpEx
−$2.4K −$1.26/SF
NOI
$13.4K $7.13/SF
Area
Luzerne County, PA
Vacancy
5.60%
Lease Rate
$8.88 /SF/Yr
Expense Ratio
15.00%
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%
$268,340
Cap Rate 7%
$191,671
Cap Rate 9%
$149,078
Alternative Uses
Best Use
Office B
$474.6K
$415.3K – $553.7K
NOI $33,220 @ 7.0% cap · market cap 14.14%
Second Best
Warehouse
$191.7K
$167.7K – $223.6K
NOI $13,417 @ 7.0% cap · market cap 5.71%
Theoretical Best
Office A
$596.5K
$522.0K – $696.0K
NOI $41,757 @ 7.0% cap · market cap 17.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 18661, PA
5,611
Population
3,644
Households
1.5
Avg Household Size
52
Median Age
21%
College-Educated
96%
High-School Grad
121.2 sq mi
ZIP Area
46
Density / Sq Mi
$68,795
Median Household Income
$42,500
Median Earnings
$1,231
Median Rent
$182,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial property combining finished offices, warehouse space, restroom facilities, and dedicated off-street parking.
Where is this flex space located?
The property is located at 50 E Woodhaven Dr White Haven, PA.
What is the asking price?
The asking price for this property is $234,900.
What are key features of this property?
This property features: 1,883 square feet of combined finished office and flex/warehouse space; Built in 1960; Off‑street parking for 8‑10 cars
