Four-Unit Warehouse
For Sale
$1,150,000
956 Weir Lake Road, Brodheadsville, PA 18322
Commercial Sale, Brodheadsville, PA
Property Size14,760 SF
Lot Size2.00 Acres
Price / SF$77.91
Days on Market345
Property Features for 956 Weir Lake Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
40
Lot features
Corner Lot
Elementary school district
Pleasant Valley
Middle school district
Pleasant Valley
High school district
Pleasant Valley
Subdivision
Chestnuthill Township
Standard status
Active
APN
02.9F.2.7
Size
14,760 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Annual Amount
27661
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1983
Floors in Building
1
Building materials
Brick
Listing Agency:
Meisse Real Estate
(570) 801-7050
Listed By:
Robert J. Starrett · License #AB062387L
(570) 236-3261
Added: Oct 10, 2025
Changed: Sep 7
Last Checked: Sep 19 at 5:06AM
MLS# PM-136415
Copyright © 2026 Pocono Mountains Association of Realtors. 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 warehouse property comprises two brick commercial buildings totaling 14, 760 sf across four units. The principal building contains 11,760 sf, while the separate warehouse building provides 3000 SF. One 4500sf unit is available and includes 12' ceilings. The property was constructed in 1983 and features electric heat, central air, well water, and septic service.
Three of the four units are currently leased. The 2-acre site is zoned GC and is located in Brodheadsville, Monroe County, Pennsylvania, along Weir Lake Road.
Three of the four units are currently leased. The 2-acre site is zoned GC and is located in Brodheadsville, Monroe County, Pennsylvania, along Weir Lake Road.
Key Highlights
- Two commercial buildings totaling 14, 760 sf
- Four total units, with three 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
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
278
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Warehouse - Two-building commercial property with GC zoning and three leased units.
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: Two commercial buildings totaling 14, 760 sf; Four total units, with three presently leased; Main building contains 11,760 sf
