Flex Space with Multiple
For Sale
$749,000
647 Route 739, Lords Valley, PA 18428
Flexible commercial property with offices, showroom space, storage, and supplemental garage facilities.
Property Size2,496 SF
Lot Size2.11 Acres
Price / SF$300.08
Days on Market207
Property Features for 647 Route 739
General Information
Standard status
Active
Size
2,496 SF
Lot size
2.11 Acres
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,698
Building Details
Buildings
3
Listing Agency:
Davis R. Chant - Lake Wallenpaupack
(570) 470-5912
Listed By:
Eric James Ehrhardt · License #RS140542A
(570) 470-5912
Source:
Exprealty
Added: Feb 6
Changed: Aug 31
Last Checked: Aug 30 at 10:14PM
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 Davis R. Chant - Lake Wallenpaupack
Investment Insights
Based on property information with market context.
This 2,496-square-foot flex property combines a configurable commercial building with two detached garages. The primary structure includes private offices, reception and conference areas, showroom space, storage, and a small commercial kitchen. One garage measures approximately 519 square feet and includes a loading dock, 12' ceilings, and an 8'x8' garage door; the second provides 1,553 square feet, 16' ceilings, and a 12x'12x door. A new HVAC system is being installed before closing.
The 2.11-acre property is located at 647 Route 739 in Lords Valley, approximately 0.5 miles from I-84 Exit 34 and 0.5 miles from the main entrance to Hemlock Farms. Reported daily traffic is 4,100 vehicles, while Hemlock Farms includes more than 3,000 homes. Additional residential communities are within a 15-minute radius. The property is currently occupied by a building company that is relocating locally.
The 2.11-acre property is located at 647 Route 739 in Lords Valley, approximately 0.5 miles from I-84 Exit 34 and 0.5 miles from the main entrance to Hemlock Farms. Reported daily traffic is 4,100 vehicles, while Hemlock Farms includes more than 3,000 homes. Additional residential communities are within a 15-minute radius. The property is currently occupied by a building company that is relocating locally.
Key Highlights
- 2.11‑acre flex property at 647 Route 739, Lords Valley, PA
- 2,496‑square‑foot main building with offices, conference rooms, showroom, storage, and kitchen
- Approximately 519‑square‑foot garage with loading dock, 12' ceilings, and 8'x8' garage door
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
$34,948
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
4.67%
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%
$698,960
$699.0K
Cap Rate 7%
$499,257
$499.3K
Cap Rate 9%
$388,311
$388.3K
Market Conditions
NOI Build-Up for 2,496 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
$52.4K $21.00/SF
− Vacancy
−$5.8K −$2.33/SF
EGI
$46.6K $18.67/SF
− OpEx
−$11.6K −$4.67/SF
NOI
$34.9K $14.00/SF
Area
Wayne County, PA
Vacancy
11.10%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$698,960
Cap Rate 7%
$499,257
Cap Rate 9%
$388,311
Alternative Uses
Best Use
Office B
$499.3K
$436.9K – $582.5K
NOI $34,948 @ 7.0% cap · market cap 4.67%
Second Best
Industrial
$205.8K
$180.1K – $240.1K
NOI $14,408 @ 7.0% cap · market cap 1.92%
Theoretical Best
Office A
$608.6K
$532.6K – $710.1K
NOI $42,604 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18428, PA
12,314
Population
9,606
Households
1.3
Avg Household Size
52
Median Age
30%
College-Educated
95%
High-School Grad
151.1 sq mi
ZIP Area
81
Density / Sq Mi
$75,463
Median Household Income
$37,573
Median Earnings
$1,195
Median Rent
$263,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial property with offices, showroom space, storage, and supplemental garage facilities.
Where is this flex space located?
The property is located at 647 Route 739 Lords Valley, PA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 2.11‑acre flex property at 647 Route 739, Lords Valley, PA; 2,496‑square‑foot main building with offices, conference rooms, showroom, storage, and kitchen; Approximately 519‑square‑foot garage with loading dock, 12' ceilings, and 8'x8' garage door
