Building Details

Buildings 2

Listing Agency: Meisse Real Estate Show Phone

Listed By: Robert J. Starrett · License #AB062387L Show Phone

Source: Exprealty

Added: Feb 23 Changed: Sep 10 Last Checked: Sep 10 at 2:36PM

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Investment Insights

Based on property information with market context.

This mixed-use property includes two separate structures with distinct configurations. One building contains a day care facility on the first floor and an apartment across the two levels above. The other building is arranged for religious use, with a large nave, a modern office section, multiple offices, conference rooms, a mezzanine, and a rear garage.

The property carries commercial zoning and encompasses 14,093 in property size. Its location is 5722 Route 209 in Sciota, Pennsylvania. The buildings combine institutional, residential, administrative, assembly, and garage components within one property.

Key Highlights

• Two structures with a combined 14,093 property size
• Day care facility occupies the first floor of one building
• Apartment spans the two upper levels of the first structure

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

$167,425

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

7.28%

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%

$3,348,500 $3.3M

Cap Rate 7%

$2,391,786 $2.4M

Cap Rate 9%

$1,860,278 $1.9M

Market Conditions

NOI Build-Up for 14,093 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

$304.4K $21.60/SF

− Vacancy

−$36.5K −$2.59/SF

EGI

$267.9K $19.01/SF

− OpEx

−$100.5K −$7.13/SF

NOI

$167.4K $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%

$3,348,500

Cap Rate 7%

$2,391,786

Cap Rate 9%

$1,860,278

Alternative Uses

Best Use

Mixed Use

$2.39M

$2.09M – $2.79M (±1% cap)

NOI $167,425 @ 7.0% cap · market cap 7.28%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$4.22M

$3.69M – $4.92M (±1% cap)

NOI $295,277 @ 7.0% cap · market cap 12.84%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Churches & religious facilities

Suggested Use

Top Pick Furniture & Home Goods Grocery & Convenience Store Building Supply Hair Salon Home Appliance Store Plumbing Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

62

Businesses Nearby

Explore this area Business Placement

Demographics for 18354, PA

1,103

Population

430

Households

2.6

Avg Household Size

47

Median Age

28%

College-Educated

95%

High-School Grad

3.6 sq mi

ZIP Area

306

Density / Sq Mi

$82,833

Median Household Income

$35,875

Median Earnings

$244,800

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Two existing structures offer child-care, residential, worship, office, meeting, mezzanine, and garage areas.

Where is this mixed-use property located?

The property is located at 5722 Route 209 Sciota, PA.

What is the asking price?

The asking price for this property is $2,299,000.

What are key features of this property?

This property features: Two structures with a combined 14,093 property size; Day care facility occupies the first floor of one building; Apartment spans the two upper levels of the first structure