Flex Space with Office
For Sale
$234,900
50 E Woodhaven Drive, White Haven, PA 18661
Commercial Sale, White Haven, PA
Property Size1,883 SF
Lot Size0.43 Acres
Price / SF$124.75
Days on Market175
Property Features for 50 E Woodhaven Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R-1
Zoning description
Residential
Subdivision
Woodhaven
Lot features
Irregular Lot, Level, Cleared
Elementary school district
Crestwood
Middle school district
Crestwood
High school district
Crestwood
Standard status
Active
APN
68-P12S1 -002-001-000
Size
1,883 SF
Lot size
0.43 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
68-1-207-2-D1-4 50 E Woodhaven Dr
Tax Annual Amount
2873
Legal Description
68-1-207-2-D1-4 50 E Woodhaven Dr
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating), Heat Pump (Heating)
Cooling system
Ductless, Central Air
Water source
Public
Amenities
restroom
updated heat/AC system
Building Details
Year built
1960
Floors in Building
1
Building materials
T1-11, Vinyl Siding
Roof type
Composition
Listing Agency:
Anthracite Property Group LLC
(570) 392-9150
Listed By:
Charles R Perugino · License #RM424572
(570) 762-8869
Added: Mar 31
Changed: Sep 16
Last Checked: Sep 21 at 12:06AM
MLS# PM-139948
Copyright © 2026 Pocono Mountains Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,883-square-foot flex property combines finished office areas with flex and warehouse space. Built in 1960, the building includes a restroom, composition roof, T1-11 and vinyl siding, and an updated heating and cooling setup with heat pump, ductless, and central air systems. Public water and public sewer serve the property.
The 0.43-acre parcel provides off-street parking for 8-10 cars and is located near Interstate 80 and State Route 940. R-1 zoning applies to the site. The property previously served as an office for White Haven’s public water utility, offering an existing combination of administrative and flexible work areas.
The 0.43-acre parcel provides off-street parking for 8-10 cars and is located near Interstate 80 and State Route 940. R-1 zoning applies to the site. The property previously served as an office for White Haven’s public water utility, offering an existing combination of administrative and flexible work areas.
Key Highlights
- 1,883‑square‑foot flex property with finished office and warehouse space
- 0.43‑acre parcel with off‑street parking for 8‑10 cars
- Updated heating and cooling with heat pump, ductless, and central air systems
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
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
144
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Mixed office and flex/warehouse layout with updated heating and cooling.
Where is this flex space located?
The property is located at 50 E Woodhaven Drive 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‑foot flex property with finished office and warehouse space; 0.43‑acre parcel with off‑street parking for 8‑10 cars; Updated heating and cooling with heat pump, ductless, and central air systems
