Building Details

Buildings 1

Building Size 3,024 SF

Listing Agency: ERA One Source Realty s***@gmail.com Show Phone

Listed By: Sunita Arora · License #RM061605A Show Phone

Source: Exprealty

Added: Jul 2 Changed: Aug 30 Last Checked: Aug 30 at 9:33PM

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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 ERA One Source Realty

Investment Insights

Based on property information with market context.

This 3,024 SF office building combines private offices with larger open work areas, conference and meeting spaces, a kitchenette, two half baths, and substantial storage. The layout supports separate departments or a single occupant requiring a mix of enclosed and collaborative areas. A 729 SF great room features vaulted wood ceilings and can accommodate training, shared work, or showroom functions.

Additional storage is available in the 2,200+ SF basement. The property includes plentiful parking and access for entering and exiting along PA-307. Located at 768 State Route 307 in Spring Brook Township, the building offers a practical commercial setting for professional offices, service-based businesses, administrative operations, or light commercial use.

Key Highlights

• 3,024 SF office building at 768 State Route 307, Spring Brook Township, PA
• 729 SF great room with vaulted wood ceilings
• 2,200+ SF basement for additional storage

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

$38,860

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

8.11%

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%

$777,200 $777.2K

Cap Rate 7%

$555,143 $555.1K

Cap Rate 9%

$431,778 $431.8K

Market Conditions

NOI Build-Up for 3,024 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

$60.6K $20.04/SF

− Vacancy

−$8.8K −$2.91/SF

EGI

$51.8K $17.13/SF

− OpEx

−$13.0K −$4.28/SF

NOI

$38.9K $12.85/SF

Area

Lackawanna County, PA

Vacancy

14.50%

Lease Rate

$20.04 /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%

$777,200

Cap Rate 7%

$555,143

Cap Rate 9%

$431,778

Alternative Uses

Best Use

Office B

$555.1K

$485.8K – $647.7K (±1% cap)

NOI $38,860 @ 7.0% cap · market cap 8.11%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$767.5K

$671.6K – $895.5K (±1% cap)

NOI $53,728 @ 7.0% cap · market cap 11.22%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Office buildings

Suggested Use

Top Pick Parking Lot & Garage Electrical Service Bakery Restaurant Daycare Center Accounting Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

33

Businesses Nearby

Explore this area Business Placement

Demographics for 18444, PA

13,540

Population

5,954

Households

2.3

Avg Household Size

46

Median Age

33%

College-Educated

94%

High-School Grad

105.1 sq mi

ZIP Area

129

Density / Sq Mi

$84,919

Median Household Income

$49,188

Median Earnings

$1,015

Median Rent

$249,400

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

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Frequently Asked Questions

What type of property is this?

Office building - Flexible layout includes private offices, open work areas, meeting space, kitchenette, and storage for varied professional operations.

Where is this office building located?

The property is located at 768 State Route 307 Spring Brook Township, PA.

What is the asking price?

The asking price for this property is $479,000.

What are key features of this property?

This property features: 3,024 SF office building at 768 State Route 307, Spring Brook Township, PA; 729 SF great room with vaulted wood ceilings; 2,200+ SF basement for additional storage