Streetfront Retail
For Sale
$1,150,000
640 W Centre St, Shenandoah, PA 17976
For-sale storefront retail property on Centre Street in Shenandoah’s primary commercial corridor.
Property Size8,320 SF
Days on Market57
Property Features for 640 W Centre St
General Information
Standard status
Active
Size
8,320 SF
Property subtype
Commercial
Occupancy
100%
Net Operating Income
$104,387
Building Details
Building Size
8,320 SF
Year Built
2012
Listing Agency:
Matthews Real Estate Investment Services | Dallas
Listed By:
Davis Johnson · License #814048 (TX)
(972) 636-5715
Source:
Matthews
Added: Jul 11
Changed: Sep 4
Last Checked: Sep 1 at 5:03PM
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 Matthews Real Estate Investment Services | Dallas
Investment Insights
Based on property information with market context.
This for-sale retail storefront property is located in Shenandoah, a borough in Schuylkill County within Northeastern Pennsylvania’s historic coal region. The asset sits on West Centre Street, which serves as the primary commercial corridor for the area and is described as providing strong visibility and accessibility for retail tenants serving daily-needs shoppers.
Public remarks indicate the local retail environment is supported by consistent foot traffic generated by residents and surrounding communities, along with limited retail competition. The remarks also reference localized population growth within the immediate trade area and ongoing economic stabilization in the region.
As presented, the property is positioned to serve necessity-based retail demand along Centre Street, where the market is described as supply-constrained with limited new development.
Public remarks indicate the local retail environment is supported by consistent foot traffic generated by residents and surrounding communities, along with limited retail competition. The remarks also reference localized population growth within the immediate trade area and ongoing economic stabilization in the region.
As presented, the property is positioned to serve necessity-based retail demand along Centre Street, where the market is described as supply-constrained with limited new development.
Key Highlights
- For‑sale storefront retail property on Centre Street in Shenandoah’s primary commercial corridor
- Built in 2012
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
$59,422
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
5.17%
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%
$1,188,440
$1.2M
Cap Rate 7%
$848,886
$848.9K
Cap Rate 9%
$660,244
$660.2K
Market Conditions
NOI Build-Up for 8,320 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
$94.8K $11.40/SF
− Vacancy
−$10.0K −$1.20/SF
EGI
$84.9K $10.20/SF
− OpEx
−$25.5K −$3.06/SF
NOI
$59.4K $7.14/SF
Area
Schuylkill County, PA
Vacancy
10.50%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,188,440
Cap Rate 7%
$848,886
Cap Rate 9%
$660,244
Alternative Uses
Best Use
Retail
$848.9K
$742.8K – $990.4K
NOI $59,422 @ 7.0% cap · market cap 5.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,360 @ 7.0% cap · market cap 7.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
311
Businesses Nearby
23k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 47%
Electronics 3%
Burger King
Dining
10,819 visits/mo
0.4 miles
Turkey Hill Minit Market
Shops & Services
7,616 visits/mo
0.4 miles
M&T Bank
Shops & Services
3,719 visits/mo
0.4 miles
Metro by T-Mobile
Electronics
737 visits/mo
0.4 miles
Demographics for 17976, PA
5,933
Population
3,315
Households
1.8
Avg Household Size
42
Median Age
14%
College-Educated
83%
High-School Grad
7.6 sq mi
ZIP Area
781
Density / Sq Mi
$46,684
Median Household Income
$40,361
Median Earnings
$827
Median Rent
$47,800
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?
Retail space - For-sale storefront retail property on Centre Street in Shenandoah’s primary commercial corridor.
Where is this retail space located?
The property is located at 640 W Centre St Shenandoah, PA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: For‑sale storefront retail property on Centre Street in Shenandoah’s primary commercial corridor; Built in 2012
