Flexible Professional Office
For Sale
$637,500
928 ROUTE 940, Pocono Lake, PA 18347
Commercial Sale - POCONO LAKE, PA
Property Size3,640 SF
Lot Size6.46 Acres
Price / SF$175.14
Days on Market97
Property Features for 928 ROUTE 940
General Information
Property type
Other
Property subtype
Office
Parking
10
Parking features
Parking Lot
Elementary school district
POCONO MOUNTAIN
Middle school district
POCONO MOUNTAIN
High school district
POCONO MOUNTAIN
Standard status
Active
Lot size
6.46 Acres
Taxes and HOA fees
Tax Annual Amount
8871
Utilities
Heating system
Forced Air, Heat Pump (Heating)
Cooling system
Central Air, Ceiling Fan(s), Ductless
Building Details
Year built
1974
Building materials
Stucco, Stone, T-1-11, Wood Siding
Listing Agency:
RE/MAX Property Specialists · RE/MAX International
(570) 972-2940
Listed By:
Jeffrey L Rickert · License #RM423788
(570) 972-2940
Added: May 13
Changed: Jul 23
Last Checked: Aug 17 at 9:06AM
MLS# PAMR2006548
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This professional office building offers approximately 3,640 total square feet of flexible workspace arranged for efficient day-to-day operations. The main level includes a reception area, multiple private offices, a conference room, training room, storage areas, bathrooms, and spacious hallways designed for smooth flow and accessibility.
The second floor adds additional office and training space that can support expanding teams, satellite offices, or educational use. A large full basement provides substantial storage, workspace, or room for future expansion.
The layout is described as well suited for real estate, professional services, medical, administrative, educational, or mixed office use, with features including multiple private entrances and dedicated meeting and training areas.
The second floor adds additional office and training space that can support expanding teams, satellite offices, or educational use. A large full basement provides substantial storage, workspace, or room for future expansion.
The layout is described as well suited for real estate, professional services, medical, administrative, educational, or mixed office use, with features including multiple private entrances and dedicated meeting and training areas.
Key Highlights
- Professional office building with approximately 3,640 total SF of flexible workspace
- Main level includes reception, multiple private offices, conference and training rooms, storage, bathrooms, and spacious hallways
- Second floor offers additional office and training space for expanding teams or satellite/educational use
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
48
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 building - Multi-level office building with reception, private offices, conference and training rooms, plus a large full basement.
Where is this office building 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: Professional office building with approximately 3,640 total SF of flexible workspace; Main level includes reception, multiple private offices, conference and training rooms, storage, bathrooms, and spacious hallways; Second floor offers additional office and training space for expanding teams or satellite/educational use
