Four-Unit Warehouse
For Sale
$1,150,000
956 Weir Lake Rd, Brodheadsville, PA 18322
GC-zoned commercial property with one available unit.
Property Size14,760 SF
Price / SF$77.91
Days on Market327
Property Features for 956 Weir Lake Rd
General Information
Standard status
Active
Size
14,760 SF
Zoning
GC
Additional Details
Warehouse Space
3,000 SF
Taxes and HOA fees
Annual Taxes
$27,661
Building Details
Buildings
2
Listing Agency:
Meisse Real Estate
(570) 236-3261
Listed By:
Robert J. Starrett · License #AB062387L
(570) 236-3261
Source:
Exprealty
Added: Oct 10, 2025
Changed: Aug 31
Last Checked: Aug 30 at 11:12PM
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.
The property at 956 Weir Lake Rd comprises two commercial buildings totaling 14,760 square feet across four units. The primary building contains 11,760 square feet, while the separate warehouse building provides 3,000 square feet. One 4,500-square-foot unit is vacant and features 12-foot ceilings, offering immediate occupancy within the existing configuration.
Three of the four units are currently leased. The property is zoned GC, providing a defined commercial land-use designation for this warehouse asset. The two-building layout separates the larger main structure from the dedicated warehouse building and supports a mix of occupied and available space.
Three of the four units are currently leased. The property is zoned GC, providing a defined commercial land-use designation for this warehouse asset. The two-building layout separates the larger main structure from the dedicated warehouse building and supports a mix of occupied and available space.
Key Highlights
- Two commercial buildings totaling 14, 760 sf
- Four‑unit configuration with three units presently leased
- Main building contains 11, 760 sf
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
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 - GC-zoned commercial property with one available unit.
Where is this warehouse located?
The property is located at 956 Weir Lake Rd 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: Two commercial buildings totaling 14, 760 sf; Four‑unit configuration with three units presently leased; Main building contains 11, 760 sf
