Office Building with Accessory
For Sale
$699,000
647 Rt 739, Lords Valley, PA 18428
Commercial Sale, Lords Valley, PA
Property Size2,500 SF
Lot Size2.11 Acres
Price / SF$279.60
Days on Market210
Property Features for 647 Rt 739
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Zoning description
Commercial
Rooms
Basement
Basement
Unfinished, Walk-Out Access
Lot features
Near General Business
Directions
Property is approx. 0.5 miles from exit 34 on I-84 on right hand side.
Standard status
Active
APN
091.00-01-57 034904
Lot size
2.11 Acres
Taxes and HOA fees
Tax Annual Amount
6698
Utilities
Utilities
Cable Available
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1975
Floors in Building
2
Flooring type
Tile, Carpet
Roof type
Shingle, Asphalt
Listing Agency:
Davis R. Chant - Lake Wallenpaupack
(570) 226-4518
Listed By:
Eric James Ehrhardt · License #RS140542A
(570) 470-5912
Added: Feb 6
Changed: Sep 3
Last Checked: Sep 4 at 5:06AM
MLS# PW-260230
Copyright © 2026 Pike/Wayne Association of Realtors MLS. 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.
This office property includes a nearly 2,500-square-foot main building on 2.11 acres, with multiple private offices, reception and conference areas, showroom space, storage, and a small commercial kitchen. Tile and carpet flooring, central air, forced-air heating, and electric heat serve the building. The property was built in 1975 and includes a basement, well water, cable availability, and an asphalt-shingle roof.
Two detached garages expand the usable configuration. One contains approximately 519 square feet, a loading dock, 12-foot ceilings, and an 8-by-8-foot garage door. The second provides 1,553 square feet, 16-foot ceilings, and a 12-by-12-foot door. A new HVAC system is being installed by the owner before closing.
The property is located at 647 Rt 739 in Lords Valley, approximately 0.5 miles from I-84 Exit 34 and 0.5 miles from the main entrance to Hemlock Farms. The surrounding area includes a community of more than 3,000 homes and additional residential communities within a 15-minute radius. Reported traffic volume is 4,100 cars daily.
Two detached garages expand the usable configuration. One contains approximately 519 square feet, a loading dock, 12-foot ceilings, and an 8-by-8-foot garage door. The second provides 1,553 square feet, 16-foot ceilings, and a 12-by-12-foot door. A new HVAC system is being installed by the owner before closing.
The property is located at 647 Rt 739 in Lords Valley, approximately 0.5 miles from I-84 Exit 34 and 0.5 miles from the main entrance to Hemlock Farms. The surrounding area includes a community of more than 3,000 homes and additional residential communities within a 15-minute radius. Reported traffic volume is 4,100 cars daily.
Key Highlights
- 2.11‑acre office property with a nearly 2,500‑square‑foot main building
- Approximately 0.5 miles from I‑84 Exit 34 and Hemlock Farms’ main entrance
- Detached 519‑square‑foot garage with loading dock, 12' ceilings, and 8'x8' 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
$35,004
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
5.01%
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%
$700,080
$700.1K
Cap Rate 7%
$500,057
$500.1K
Cap Rate 9%
$388,933
$388.9K
Market Conditions
NOI Build-Up for 2,500 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
$52.5K $21.00/SF
− Vacancy
−$5.8K −$2.33/SF
EGI
$46.7K $18.67/SF
− OpEx
−$11.7K −$4.67/SF
NOI
$35.0K $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%
$700,080
Cap Rate 7%
$500,057
Cap Rate 9%
$388,933
Alternative Uses
Best Use
Office B
$500.1K
$437.6K – $583.4K
NOI $35,004 @ 7.0% cap · market cap 5.01%
Second Best
Industrial
$206.2K
$180.4K – $240.5K
NOI $14,431 @ 7.0% cap · market cap 2.06%
Theoretical Best
Office A
$609.6K
$533.4K – $711.2K
NOI $42,672 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
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?
Office building - Flexible commercial layout with private offices, conference rooms, showroom space, storage, and a small kitchen.
Where is this office building located?
The property is located at 647 Rt 739 Lords Valley, PA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 2.11‑acre office property with a nearly 2,500‑square‑foot main building; Approximately 0.5 miles from I‑84 Exit 34 and Hemlock Farms’ main entrance; Detached 519‑square‑foot garage with loading dock, 12' ceilings, and 8'x8' door
