Four-Unit Warehouse
For Sale
$1,150,000
956 Weir Lake Road, Brodheadsville, PA 18322
Two-building warehouse complex with three occupied units and one available space featuring 12-foot ceilings.
Property Size14,760 SF
Price / SF$77.91
Days on Market307
Property Features for 956 Weir Lake Road
General Information
Standard status
Active
Size
14,760 SF
Total Parking Spaces
40
Property subtype
Commercial
Zoning
GC
Warehouse & Industrial
Clear Height
12 ft
Warehouse Space
3,000 SF
Taxes and HOA fees
Annual Taxes
$27,661
Building Details
Building Size
14,760 SF
Year Built
1983
Buildings
2
Stories
1
Listing Agency:
Meisse Real Estate
(570) 236-3261
Listed By:
Robert J. Starrett
(570) 236-3261
Source:
Sercommercial
Added: Oct 10, 2025
Changed: Aug 11
Last Checked: Aug 11 at 5:57AM
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 Meisse Real Estate
Investment Insights
Based on property information with market context.
This warehouse property comprises two commercial buildings with four units totaling 14,760 square feet. The primary building contains 11,760 square feet, while the separate warehouse building adds 3,000 square feet. One 4,500-square-foot unit is vacant and features 12-foot ceilings, providing available warehouse space within the existing configuration.
Three units are currently leased. The property is zoned GC and was built in 1983. Located at 956 Weir Lake Road in Brodheadsville, Pennsylvania, the site offers an established two-building layout for warehouse operations or continued multi-unit occupancy.
Three units are currently leased. The property is zoned GC and was built in 1983. Located at 956 Weir Lake Road in Brodheadsville, Pennsylvania, the site offers an established two-building layout for warehouse operations or continued multi-unit occupancy.
Key Highlights
- 14,760 SF across two commercial warehouse buildings
- Four units in total, with three presently leased
- Vacant 4,500 SF unit with 12‑foot ceilings
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
$104,577
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
9.09%
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%
$2,091,540
$2.1M
Cap Rate 7%
$1,493,957
$1.5M
Cap Rate 9%
$1,161,967
$1.2M
Market Conditions
NOI Build-Up for 14,760 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
$130.3K $8.83/SF
− Vacancy
−$7.3K −$0.49/SF
EGI
$123.0K $8.34/SF
− OpEx
−$18.5K −$1.25/SF
NOI
$104.6K $7.09/SF
Area
Monroe County, PA
Vacancy
5.60%
Lease Rate
$8.83 /SF/Yr
Expense Ratio
15.00%
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%
$2,091,540
Cap Rate 7%
$1,493,957
Cap Rate 9%
$1,161,967
Alternative Uses
Best Use
Warehouse
$1.49M
$1.31M – $1.74M
NOI $104,577 @ 7.0% cap · market cap 9.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.42M
$3.87M – $5.15M
NOI $309,252 @ 7.0% cap · market cap 26.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
Location Intelligence
Trade Area within ½ mile
264
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18322, PA
2,511
Population
969
Households
2.6
Avg Household Size
48
Median Age
26%
College-Educated
86%
High-School Grad
6.9 sq mi
ZIP Area
364
Density / Sq Mi
$108,642
Median Household Income
$38,606
Median Earnings
$992
Median Rent
$274,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Two-building warehouse complex with three occupied units and one available space featuring 12-foot ceilings.
Where is this warehouse located?
The property is located at 956 Weir Lake Road Brodheadsville, PA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 14,760 SF across two commercial warehouse buildings; Four units in total, with three presently leased; Vacant 4,500 SF unit with 12‑foot ceilings
