Office Building with Multiple
For Sale
$637,500
928 Route 940, Pocono Lake, PA 18347
Multi-unit office property for sale along Route 940 in Monroe County, PA.
Property Size3,640 SF
Price / SF$175.14
Days on Market109
Property Features for 928 Route 940
General Information
Standard status
Active
Size
3,640 SF
Total Parking Spaces
10
Zoning
C
Taxes and HOA fees
Annual Taxes
$8,871
Amenities
Accessible Entrance
Central Air, Ceiling Fan(s)
Forced Air, Electric
Electric Water Heater
Building Details
Building Size
3,640 SF
Year Built
1974
Listing Agency:
RE/MAX Property Specialists - Pocono Lake
(570) 972-2940
Listed By:
Jeffrey L Rickert · License #RM423788
(570) 972-2940
Source:
Evrealestate
Added: May 13
Changed: Aug 7
Last Checked: Aug 29 at 5:56AM
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 RE/MAX Property Specialists - Pocono Lake
Investment Insights
Based on property information with market context.
This for-sale commercial property consists of office units and office space totaling 3,640 square feet. It offers a multi-unit configuration suited for office tenants seeking separate spaces within the same building.
The property is located at 928 Route 940 in Pocono Lake, Pennsylvania, in Monroe County. Directions are provided from I-80 W via Route 115 N to Route 940 E, with the property noted as 2.9 miles on the right.
The listing is presented as an office-focused asset, with the configuration primarily defined by its multiple office units and the overall building size.
The property is located at 928 Route 940 in Pocono Lake, Pennsylvania, in Monroe County. Directions are provided from I-80 W via Route 115 N to Route 940 E, with the property noted as 2.9 miles on the right.
The listing is presented as an office-focused asset, with the configuration primarily defined by its multiple office units and the overall building size.
Key Highlights
- Multi‑unit office property for sale along Route 940 in Monroe County, PA
- Central air and ceiling fans
- Forced air heating with electric heat
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
$57,199
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
8.97%
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%
$1,143,980
$1.1M
Cap Rate 7%
$817,129
$817.1K
Cap Rate 9%
$635,544
$635.5K
Market Conditions
NOI Build-Up for 3,640 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
$87.4K $24.00/SF
− Vacancy
−$11.1K −$3.05/SF
EGI
$76.3K $20.95/SF
− OpEx
−$19.1K −$5.24/SF
NOI
$57.2K $15.71/SF
Area
Monroe County, PA
Vacancy
12.70%
Lease Rate
$24.00 /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%
$1,143,980
Cap Rate 7%
$817,129
Cap Rate 9%
$635,544
Alternative Uses
Best Use
Office B
$817.1K
$715.0K – $953.3K
NOI $57,199 @ 7.0% cap · market cap 8.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$953.3K – $1.27M
NOI $76,265 @ 7.0% cap · market cap 11.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 18347, PA
3,283
Population
4,370
Households
0.8
Avg Household Size
54
Median Age
35%
College-Educated
93%
High-School Grad
50.0 sq mi
ZIP Area
66
Density / Sq Mi
$81,275
Median Household Income
$40,425
Median Earnings
$1,176
Median Rent
$168,900
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?
Office units - Multi-unit office property for sale along Route 940 in Monroe County, PA.
Where is this office units located?
The property is located at 928 Route 940 Pocono Lake, PA.
What is the asking price?
The asking price for this property is $637,500.
What are key features of this property?
This property features: Multi‑unit office property for sale along Route 940 in Monroe County, PA; Central air and ceiling fans; Forced air heating with electric heat
