Mixed-Use Building with
For Sale
$430,000
6656 Rte 191, Cresco, PA 18326
Two occupied apartments sit above vacant storefront and office space, with off-street parking on a corner parcel.
Property Size3,854 SF
Price / SF$111.57
Days on Market12
Property Features for 6656 Rte 191
General Information
Standard status
Active
Size
3,854 SF
Property subtype
Commercial
Zoning
Mixed Use
Additional Details
Corner Location
Yes
Office Units
2
Building Details
Year Built
1920
Buildings
1
Tenancy
Multi
Listing Agency:
WEICHERT Realtors Acclaim - Tannersville
(570) 629-6100
Listed By:
Colleen Farnan O'Hara
Source:
Poconohomessearch
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 28 at 12:22PM
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 WEICHERT Realtors Acclaim - Tannersville
Investment Insights
Based on property information with market context.
This 3,854 SF mixed-use building combines residential and commercial space in one property. The upper level contains two two-bedroom apartments, both currently tenant occupied. At street level, two storefront or office spaces are vacant and available for leasing. The building is situated on a corner lot with mixed-use zoning and includes a large cleared parking area for off-street parking.
The property is located at 6656 Route 191 in Cresco, Pennsylvania. Its configuration supports separate residential and ground-floor commercial components within the same building, with existing apartment occupancy and open storefront or office areas.
The property is located at 6656 Route 191 in Cresco, Pennsylvania. Its configuration supports separate residential and ground-floor commercial components within the same building, with existing apartment occupancy and open storefront or office areas.
Key Highlights
- 3,854 SF mixed‑use building at 6656 Route 191, Cresco, PA
- Two tenant‑occupied 2‑bedroom apartments on the upper level
- Two vacant ground‑level storefront/office spaces
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
$37,481
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
8.72%
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%
$749,620
$749.6K
Cap Rate 7%
$535,443
$535.4K
Cap Rate 9%
$416,456
$416.5K
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
$55.5K $14.40/SF
− Vacancy
−$2.0K −$0.51/SF
EGI
$53.5K $13.89/SF
− OpEx
−$16.1K −$4.17/SF
NOI
$37.5K $9.73/SF
Area
Monroe County, PA
Vacancy
3.52%
Lease Rate
$14.40 /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%
$749,620
Cap Rate 7%
$535,443
Cap Rate 9%
$416,456
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
126
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two occupied apartments sit above vacant storefront and office space, with off-street parking on a corner parcel.
Where is this mixed-use property located?
The property is located at 6656 Rte 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 at 6656 Route 191, Cresco, PA; Two tenant‑occupied 2‑bedroom apartments on the upper level; Two vacant ground‑level storefront/office spaces
