14-Room Boutique Hotel
For Sale
$1,100,000
5592 Route 115, Blakeslee, PA 18610
Township-approved redevelopment with plans for a boutique hotel, tavern, restaurant, and optional owner’s quarters.
Property Size9,000 SF
Price / SF$122.22
Days on Market194
Property Features for 5592 Route 115
General Information
Standard status
Active
Size
9,000 SF
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$17,800
Building Details
Year Built
1902
Construction
Dutch Colonial
Listing Agency:
TACM Commerical Realty Inc.
(570) 460-2335
Listed By:
Daniel Lichty · License #RS323839
(570) 460-2335
Source:
Exprealty
Added: Feb 17
Changed: Aug 29
Last Checked: Aug 29 at 3:55PM
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 TACM Commerical Realty Inc.
Investment Insights
Based on property information with market context.
This 9,000-square-foot redevelopment project is planned as a 14-room boutique hotel with an optional owner’s quarters. The historic property dates to 1902 and is designed for restoration, with a first-floor lobby and tavern/restaurant incorporating guest seating. Public sewer service is in place, supporting the planned hospitality use.
The offering includes township-approved permits, architectural and permit plans, a complete architectural package, and development work completed to date. A hotel brand strategy, visual identity, marketing framework, and go-to-market materials are also included. The property is located at 5592 Route 115 in Blakeslee, Pennsylvania, within the Pocono Mountains. Plans also identify room for additional outdoor-oriented uses and event venues.
The offering includes township-approved permits, architectural and permit plans, a complete architectural package, and development work completed to date. A hotel brand strategy, visual identity, marketing framework, and go-to-market materials are also included. The property is located at 5592 Route 115 in Blakeslee, Pennsylvania, within the Pocono Mountains. Plans also identify room for additional outdoor-oriented uses and event venues.
Key Highlights
- 14‑room boutique hotel redevelopment project
- 9,000 SF property with a planned first‑floor lobby and tavern/restaurant
- Township‑approved permits and architectural plans included
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
$69,255
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
6.30%
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%
$1,385,100
$1.4M
Cap Rate 7%
$989,357
$989.4K
Cap Rate 9%
$769,500
$769.5K
Market Conditions
NOI Build-Up for 9,000 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
$162.0K $18.00/SF
− Vacancy
−$16.2K −$1.80/SF
EGI
$145.8K $16.20/SF
− OpEx
−$76.5K −$8.51/SF
NOI
$69.3K $7.69/SF
Area
Monroe County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,385,100
Cap Rate 7%
$989,357
Cap Rate 9%
$769,500
Alternative Uses
Best Use
Specialty Retail
$1.67M
$1.46M – $1.94M
NOI $116,640 @ 7.0% cap · market cap 10.60%
Second Best
Hotel Hospitality
$989.4K
$865.7K – $1.15M
NOI $69,255 @ 7.0% cap · market cap 6.30%
Theoretical Best
Office A
$2.69M
$2.36M – $3.14M
NOI $188,568 @ 7.0% cap · market cap 17.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
214
Businesses Nearby
100k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 85%
Dining 11%
Groceries 4%
Wawa
Shops & Services
62,207 visits/mo
0.0 miles
Dunkin' Donuts
Dining
10,925 visits/mo
0.1 miles
Dollar General
Shops & Services
10,158 visits/mo
0.3 miles
Citgo
Shops & Services
6,197 visits/mo
0.1 miles
Fine Wine & Good Spirits
Groceries
3,911 visits/mo
0.2 miles
Demographics for 18610, PA
4,810
Population
2,117
Households
2.3
Avg Household Size
45
Median Age
27%
College-Educated
89%
High-School Grad
33.1 sq mi
ZIP Area
145
Density / Sq Mi
$64,875
Median Household Income
$32,467
Median Earnings
$1,491
Median Rent
$222,800
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?
Hotel - Township-approved redevelopment with plans for a boutique hotel, tavern, restaurant, and optional owner’s quarters.
Where is this hotel located?
The property is located at 5592 Route 115 Blakeslee, PA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 14‑room boutique hotel redevelopment project; 9,000 SF property with a planned first‑floor lobby and tavern/restaurant; Township‑approved permits and architectural plans included
