Flex Space with
New
For Sale
$699,000
647 Rt 739, Lords Valley, PA 18428
Commercial Sale, Lords Valley, PA
Property Size2,496 SF
Lot Size2.11 Acres
Price / SF$280.05
Days on Market2
Property Features for 647 Rt 739
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Exterior features
Storage
Basement
Unfinished
Subdivision
Blooming Grove Township
Standard status
Active
APN
091.00-01-57
Size
2,496 SF
Lot size
2.11 Acres
Taxes and HOA fees
Tax Annual Amount
6871
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Water source
Well
Amenities
private offices
reception area
conference rooms
showroom space
storage
commercial kitchen
Building Details
Year built
1975
Floors in Building
2
Flooring type
Carpet, Tile
Roof type
Shingle, Asphalt
Additional Structures
Storage
Listing Agency:
Davis R. Chant Real Estate - Milford
(570) 296-7717
Listed By:
Eric Ehrhardt · License #RS140542A
( ) 296-7717
Added: Sep 3
Last Checked: Sep 4 at 5:06AM
MLS# PM-144473
Copyright © 2026 Pocono Mountains Association of Realtors. 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 flex-space property occupies 2.11 acres and includes a 2,496-square-foot main building with multiple private offices, reception and conference areas, showroom space, storage, and a small commercial kitchen. Carpet and tile flooring, forced-air heat, central air, cable availability, well water, and shingle and asphalt roofing are included. A new HVAC system is being installed before closing.
Two detached garages expand the property's operating capacity. One contains approximately 519 square feet, a loading dock, 12' ceilings, and an 8'x8' garage door. The second measures 1,553 square feet and offers 16' ceilings with a 12'x12' door. These improvements provide space for equipment, vehicles, storage, or workspace.
The property is 0.5 miles from I-84 Exit 34 and 0.5 miles from the main entrance to Hemlock Farms. Reported traffic is 4,100 cars daily, with additional residential communities within a 15-minute radius. The layout has been identified as suitable for professional offices, service businesses, medical operations, contractors, and showroom uses.
Two detached garages expand the property's operating capacity. One contains approximately 519 square feet, a loading dock, 12' ceilings, and an 8'x8' garage door. The second measures 1,553 square feet and offers 16' ceilings with a 12'x12' door. These improvements provide space for equipment, vehicles, storage, or workspace.
The property is 0.5 miles from I-84 Exit 34 and 0.5 miles from the main entrance to Hemlock Farms. Reported traffic is 4,100 cars daily, with additional residential communities within a 15-minute radius. The layout has been identified as suitable for professional offices, service businesses, medical operations, contractors, and showroom uses.
Key Highlights
- 2.11‑acre flex‑space property with a 2,496‑square‑foot main building
- Two detached garages: approximately 519 SF and 1,553 SF
- First garage includes a loading dock, 12' ceilings, and an 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
$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
5.00%
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 5.00%
Second Best
Industrial
$205.8K
$180.1K – $240.1K
NOI $14,408 @ 7.0% cap · market cap 2.06%
Theoretical Best
Office A
$608.6K
$532.6K – $710.1K
NOI $42,604 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Dock-high doors
2
Drive-in doors
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
36
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 layout includes private offices, showroom space, storage, and a small kitchen.
Where is this flex space 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 flex‑space property with a 2,496‑square‑foot main building; Two detached garages: approximately 519 SF and 1,553 SF; First garage includes a loading dock, 12' ceilings, and an 8'x8' door
