Mixed-Use Rental
For Sale
$575,000
87 QUAKER CHURCH ROAD, Muncy, PA 17756
Mixed-use property on 2.5+/- acres with seven rental areas, including offices, commercial space, storage, and an apartment.
Property Size2,012 SF
Lot Size2.50 Acres
Price / SF$285.79
Days on Market38
Property Features for 87 QUAKER CHURCH ROAD
General Information
Standard status
Active
Size
2,012 SF
Lot size
2.50 Acres
Property subtype
Commercial
Additional Details
Business Included
Yes
Office Units
2
Building Details
Year Built
1910
Listing Agency:
Adventure Realty
(570) 971-1998
Listed By:
Scott M Johnson · License #RM425431
(570) 971-1998
Source:
Cummingsrealtors
Added: Jul 17
Changed: Aug 23
Last Checked: Aug 22 at 9:04AM
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 Adventure Realty
Investment Insights
Based on property information with market context.
This mixed-use rental property offers multiple income-producing areas across a 2.5+/- acre site. The configuration includes seven different rental areas, including two office spaces, commercial space, garage and storage areas, and a grain bin. There is also a second-floor, two-bedroom apartment, providing additional residential rental component alongside the commercial and storage use areas.
The property is located at 87 Quaker Church Rd in Muncy, Pennsylvania. With several distinct rentable segments on-site, the layout supports a variety of operational possibilities depending on how the spaces are allocated.
For buyers seeking a single asset with diversified on-site space types, this property provides a mix of office, commercial, storage, and residential units within the same overall property footprint.
The property is located at 87 Quaker Church Rd in Muncy, Pennsylvania. With several distinct rentable segments on-site, the layout supports a variety of operational possibilities depending on how the spaces are allocated.
For buyers seeking a single asset with diversified on-site space types, this property provides a mix of office, commercial, storage, and residential units within the same overall property footprint.
Key Highlights
- Mixed‑use property built in 1910 on 2.5+/- acres
- 7 different rental areas, including 2 office spaces
- Includes commercial space, garage, and storage areas
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
$23,224
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
4.04%
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%
$464,480
$464.5K
Cap Rate 7%
$331,771
$331.8K
Cap Rate 9%
$258,044
$258.0K
Market Conditions
NOI Build-Up for 2,012 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
$36.2K $18.00/SF
− Vacancy
−$5.3K −$2.61/SF
EGI
$31.0K $15.39/SF
− OpEx
−$7.7K −$3.85/SF
NOI
$23.2K $11.54/SF
Area
Lycoming County, PA
Vacancy
14.50%
Lease Rate
$18.00 /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%
$464,480
Cap Rate 7%
$331,771
Cap Rate 9%
$258,044
Alternative Uses
Best Use
Office B
$331.8K
$290.3K – $387.1K
NOI $23,224 @ 7.0% cap · market cap 4.04%
Second Best
Warehouse
$203.6K
$178.2K – $237.6K
NOI $14,255 @ 7.0% cap · market cap 2.48%
Theoretical Best
Office A
$433.6K
$379.4K – $505.9K
NOI $30,352 @ 7.0% cap · market cap 5.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17756, PA
12,458
Population
4,574
Households
2.7
Avg Household Size
44
Median Age
20%
College-Educated
89%
High-School Grad
107.7 sq mi
ZIP Area
116
Density / Sq Mi
$78,906
Median Household Income
$37,523
Median Earnings
$934
Median Rent
$214,600
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 - Mixed-use property on 2.5+/- acres with seven rental areas, including offices, commercial space, storage, and an apartment.
Where is this flex space located?
The property is located at 87 QUAKER CHURCH ROAD Muncy, PA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Mixed‑use property built in 1910 on 2.5+/- acres; 7 different rental areas, including 2 office spaces; Includes commercial space, garage, and storage areas
