Mixed-Use Building with
For Sale
$430,000
6656 Route 191, Cresco, PA 18326
Commercial Sale, Cresco, PA
Property Size3,854 SF
Lot Size0.30 Acres
Price / SF$111.57
Days on Market8
Property Features for 6656 Route 191
General Information
Property type
Commercial Sale
Property subtype
Other
Elementary school district
Pocono Mountain
Middle school district
Pocono Mountain
High school district
Pocono Mountain
Subdivision
Barrett Township
Standard status
Active
APN
01.12.1.43
Size
3,854 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5289
Utilities
Heating system
Electric (Heating), Baseboard
Water source
Well
Building Details
Year built
1920
Floors in Building
2
Flooring type
Carpet, Hardwood, Laminate
Building materials
Brick, Stucco
Roof type
Flat
Listing Agency:
WEICHERT Realtors Acclaim - Tannersville
(570) 629-6100
Listed By:
Colleen Farnan O'Hara
(570) 629-6100
Added: Aug 14
Changed: Aug 21
Last Checked: Aug 21 at 2:06PM
MLS# PM-144014
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 3,854-square-foot mixed-use building includes two tenant-occupied two-bedroom apartments on the upper level and two ground-floor storefront or office spaces available for lease. The property is zoned for mixed use and features brick and stucco construction, laminate, carpet, and hardwood flooring, electric baseboard heat, and a flat roof. Built in 1920, the building sits on a 0.3-acre corner lot with a cleared parking area for off-street parking.
The property is located at 6656 Route 191 in Cresco, Pennsylvania, with exposure along the route and a private well serving the site. The combination of residential units and ground-level commercial space supports both rental and owner-use configurations.
The property is located at 6656 Route 191 in Cresco, Pennsylvania, with exposure along the route and a private well serving the site. The combination of residential units and ground-level commercial space supports both rental and owner-use configurations.
Key Highlights
- 3,854 SF mixed‑use building with residential and commercial components
- Two tenant‑occupied 2 bedroom apartments upstairs
- Two vacant ground‑level storefront/office spaces ready to lease
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
$34,538
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
8.03%
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%
$690,760
$690.8K
Cap Rate 7%
$493,400
$493.4K
Cap Rate 9%
$383,756
$383.8K
Market Conditions
NOI Build-Up for 3,854 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
$65.2K $16.92/SF
− Vacancy
−$2.4K −$0.63/SF
EGI
$62.8K $16.29/SF
− OpEx
−$28.3K −$7.33/SF
NOI
$34.5K $8.96/SF
Area
Monroe County, PA
Vacancy
3.70%
Lease Rate
$16.92 /SF/Yr
Expense Ratio
45.00%
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%
$690,760
Cap Rate 7%
$493,400
Cap Rate 9%
$383,756
Alternative Uses
Best Use
Office B
$865.2K
$757.0K – $1.01M
NOI $60,562 @ 7.0% cap · market cap 14.08%
Second Best
Mixed Use
$654.1K
$572.3K – $763.1K
NOI $45,786 @ 7.0% cap · market cap 10.65%
Theoretical Best
Office A
$1.15M
$1.01M – $1.35M
NOI $80,749 @ 7.0% cap · market cap 18.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
114
Businesses Nearby
Explore this area
Business Placement
Demographics for 18326, PA
4,291
Population
1,914
Households
2.2
Avg Household Size
48
Median Age
22%
College-Educated
97%
High-School Grad
33.4 sq mi
ZIP Area
128
Density / Sq Mi
$76,827
Median Household Income
$34,911
Median Earnings
$945
Median Rent
$244,300
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?
Mixed-use property - Two occupied apartments accompany vacant ground-floor commercial suites.
Where is this mixed-use property located?
The property is located at 6656 Route 191 Cresco, PA.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 3,854 SF mixed‑use building with residential and commercial components; Two tenant‑occupied 2 bedroom apartments upstairs; Two vacant ground‑level storefront/office spaces ready to lease
