Historic Commercial
For Sale
$645,000
5265 Milford Road, East Stroudsburg, PA 18302
Commercial Sale, East Stroudsburg, PA
Property Size3,190 SF
Lot Size3.67 Acres
Price / SF$202.19
Days on Market127
Property Features for 5265 Milford Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Exterior features
Barbecue, Fire Pit
Basement
Finished, Walk-Out Access, Partial
Lot features
Back Yard, Wooded
Subdivision
Middle Smithfield Township
Standard status
Active
APN
09.3.1.5
Size
3,190 SF
Lot size
3.67 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7790
Utilities
Sewer type
Septic Tank, Cesspool
Heating system
Electric (Heating), Baseboard
Cooling system
Window Unit(s)
Water source
Well
Building Details
Year built
1902
Floors in Building
2
Flooring type
Stone, Combination, Tile - Ceramic, Hardwood
Building materials
Stone, Aluminum Siding
Roof type
Fiberglass, Asphalt
Listing Agency:
Keller Williams Real Estate - Stroudsburg · Keller Williams Realty
Listed By:
LisaMarie Barrientos
(570) 421-2890
Added: Apr 30
Changed: Sep 2
Last Checked: Sep 3 at 3:06PM
MLS# PM-140958
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.
Located at 5265 Milford Road in East Stroudsburg, this historic property sits on 3.67 acres and is offered for sale as a single-family home with residential income potential. The home features 6 spacious bedrooms, 2 full bathrooms, and 1 half bath, with additional flexible space including a finished attic.
The basement provides an open area described as ready for the buyer’s vision, offering room to create an entertainment area, home gym, or media room. With commercial zoning in place, the property is positioned for residential, business, or mixed-use potential as described in the remarks.
At 3,190 square feet, the layout combines classic character with multiple levels of usable space, making it a practical option for buyers seeking a property with both existing living accommodations and additional areas to finish or reconfigure.
The basement provides an open area described as ready for the buyer’s vision, offering room to create an entertainment area, home gym, or media room. With commercial zoning in place, the property is positioned for residential, business, or mixed-use potential as described in the remarks.
At 3,190 square feet, the layout combines classic character with multiple levels of usable space, making it a practical option for buyers seeking a property with both existing living accommodations and additional areas to finish or reconfigure.
Key Highlights
- Historic home built in 1902 with 6 bedrooms and 2 full baths plus 1 half bath
- Set on 3.67 acres with exterior features including a barbecue and fire pit
- Finished attic plus a basement described as a blank canvas for customization
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
$37,897
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
5.88%
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%
$757,940
$757.9K
Cap Rate 7%
$541,386
$541.4K
Cap Rate 9%
$421,078
$421.1K
Market Conditions
NOI Build-Up for 3,190 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
$68.9K $21.60/SF
− Vacancy
−$8.3K −$2.59/SF
EGI
$60.6K $19.01/SF
− OpEx
−$22.7K −$7.13/SF
NOI
$37.9K $11.88/SF
Area
Monroe County, PA
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$757,940
Cap Rate 7%
$541,386
Cap Rate 9%
$421,078
Alternative Uses
Best Use
Mixed Use
$541.4K
$473.7K – $631.6K
NOI $37,897 @ 7.0% cap · market cap 5.88%
Second Best
Apartment 5plus
$408.4K
$357.4K – $476.5K
NOI $28,588 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$954.8K
$835.5K – $1.11M
NOI $66,837 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 18302, PA
17,685
Population
8,089
Households
2.2
Avg Household Size
43
Median Age
23%
College-Educated
92%
High-School Grad
62.4 sq mi
ZIP Area
283
Density / Sq Mi
$87,044
Median Household Income
$36,807
Median Earnings
$1,238
Median Rent
$219,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic residence zoned commercial with 6 bedrooms, finished attic space, and a basement ready for customization.
Where is this mixed-use property located?
The property is located at 5265 Milford Road East Stroudsburg, PA.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: Historic home built in 1902 with 6 bedrooms and 2 full baths plus 1 half bath; Set on 3.67 acres with exterior features including a barbecue and fire pit; Finished attic plus a basement described as a blank canvas for customization
