Five-Unit Mixed-Use
New
For Sale
$359,000
861 863 Main Street, Dickson City, PA 18519
Fully occupied commercial and residential asset with an operating laundromat, storefront space, and varied apartment layouts.
Property Size4,160 SF
Days on Market5
Property Features for 861 863 Main Street
General Information
Standard status
Active
Size
4,160 SF
Property subtype
Mixed Use
Occupancy
100%
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR, 1 x 1BR, 1 x Efficiency
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$3,920
Building Details
Building Size
4,160 SF
Year Built
1940
Tenancy
Multi
Listing Agency:
Jeff Davis Real Estate LLC
Listed By:
Jeffrey E Davis
(570) 877-9732
Source:
Luxehomesnepa
Added: Sep 20
Changed: Sep 23
Last Checked: Sep 23 at 2:56AM
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 Jeff Davis Real Estate LLC
Investment Insights
Based on property information with market context.
This mixed-use property contains five occupied units, combining two commercial spaces with three residential apartments. The commercial component includes a laundromat with its equipment conveyed in the sale and a separate storefront leased to a tenant. Residential accommodations consist of one two-bedroom apartment, one one-bedroom apartment, and one efficiency unit. The property was built in 1940.
Located on Main Street in Dickson City, the asset offers access to major highways, public transportation, local amenities, Viewmont Mall, and surrounding major retailers. Its combination of commercial operations and varied residential unit types creates a diversified property configuration for an owner or investor.
Located on Main Street in Dickson City, the asset offers access to major highways, public transportation, local amenities, Viewmont Mall, and surrounding major retailers. Its combination of commercial operations and varied residential unit types creates a diversified property configuration for an owner or investor.
Key Highlights
- Five occupied units: two commercial spaces and three residential apartments
- Commercial component includes a laundromat with all equipment
- Separate storefront space is leased to a tenant
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
$32,071
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
8.93%
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%
$641,420
$641.4K
Cap Rate 7%
$458,157
$458.2K
Cap Rate 9%
$356,344
$356.3K
Market Conditions
NOI Build-Up for 4,160 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
$61.9K $14.88/SF
− Vacancy
−$3.6K −$0.86/SF
EGI
$58.3K $14.02/SF
− OpEx
−$26.2K −$6.31/SF
NOI
$32.1K $7.71/SF
Area
Lackawanna County, PA
Vacancy
5.80%
Lease Rate
$14.88 /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%
$641,420
Cap Rate 7%
$458,157
Cap Rate 9%
$356,344
Alternative Uses
Best Use
Mixed Use
$601.7K
$526.5K – $702.0K
NOI $42,120 @ 7.0% cap · market cap 11.73%
Second Best
Retail
$558.5K
$488.7K – $651.6K
NOI $39,094 @ 7.0% cap · market cap 10.89%
Theoretical Best
Office A
$1.06M
$923.9K – $1.23M
NOI $73,912 @ 7.0% cap · market cap 20.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
412
Businesses Nearby
Explore this area
Business Placement
Demographics for 18519, PA
5,000
Population
2,672
Households
1.9
Avg Household Size
45
Median Age
26%
College-Educated
86%
High-School Grad
2.4 sq mi
ZIP Area
2,083
Density / Sq Mi
$58,061
Median Household Income
$44,533
Median Earnings
$924
Median Rent
$165,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied commercial and residential asset with an operating laundromat, storefront space, and varied apartment layouts.
Where is this mixed-use property located?
The property is located at 861 863 Main Street Dickson City, PA.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: Five occupied units: two commercial spaces and three residential apartments; Commercial component includes a laundromat with all equipment; Separate storefront space is leased to a tenant
