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    Cresco Mixed-Use Investment Opportunity Title is generated by Realmo AI

    6183+6185 Sw Of Rt 191, Cresco, PA 18326

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    For Sale
    $489,900

    4.52 acres with two buildings, retail and warehouse units.

    Type:General Commercial
    Property size:
    8,800 SF
    Lot size:
    4.52 Acres
    Price / SF:
    $55/SF
    Added:
    Jul 25, 2021
    Days on Market:
    1778
    Last Refresh:
    May 13 at 8:35 pm

    Property Features for 6183+6185 Sw Of Rt 191

    General Information

    Standard status
    Active
    Size
    8,800 SF
    Lot size
    4.52 Acres
    Property subtype
    General Commercial

    Building Details

    Year Built
    1989

    We can help!

    Listing Contact
    Diane Edwards, ABR

    Listing agent Diane Edwards, ABR

    Listing office RE/MAX of the Poconos

    Listing date Jul 25, 2021

    Source Xome

    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 of the Poconos

    HighLights

    • 4. 52 acres on 4 parcels with two buildings offering diverse usage possibilities (commercial/storage).
    • Front building: 4 units totaling 4800 sq ft, each with new heat pumps, powder room, separate electric meter, business door, and potential for garage door installation.
    • Back building: 4 warehouse/storage units totaling 4000 sq ft, each with 16 ft ceilings, propane heat, walk‑in doors, and separate electric meters.
    • Warehouse units feature a combination of 12x12ft automatic, 14ft, and Raynor roll‑up garage doors for varied access needs.
    • Two front building units are currently occupied by long‑term Day Care businesses, providing immediate income potential.
    • All components are Labor and Industry approved, ensuring compliance and quality.

    Overview

    This property features 4.52 acres divided into four parcels, accommodating two buildings. The front building comprises four units, totaling 4800 square feet. Each unit measures 1200 square feet and includes a powder room, a separate electric meter, and a new heat pump for both air conditioning and heating. Two of these units are currently occupied by a long-term day care business. Each unit also features a business door, plate glass show windows, a back door, and the potential for installing a garage door for deliveries. The back building is dedicated to warehouse and storage space, offering four units totaling 4000 square feet. Each warehouse unit is 1000 square feet and has 16-foot ceilings. Two units are equipped with 12x12-foot automatic garage doors, one has a 14-foot garage door, and another has a Raynor roll-up garage door, with a second one available for installation. All warehouse units have propane heat, walk-in doors, and separate electric meters. All components are labor and industry approved.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Map

    City
    Cresco
    County
    Monroe
    State
    Pennsylvania
    Longitude
    -75.2521
    Latitude
    41.1664

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    FAQs

    What type of property is this?
    Storefront property - 4.52 acres with two buildings, retail and warehouse units.
    Where is this storefront property located?
    The property is located at 6183+6185 Sw Of Rt 191 Cresco, PA.
    What is the asking price?
    The asking price for this property is $489,900.
    What are key features of this property?
    This property features: 4. 52 acres on 4 parcels with two buildings offering diverse usage possibilities (commercial/storage).; Front building: **4 units totaling 4800 sq ft, each with new heat pumps, powder room, separate electric meter, business door, and potential for garage door installation.**; Back building: 4 warehouse/storage units totaling 4000 sq ft, each with 16 ft ceilings, propane heat, walk‑in doors, and separate electric meters.
    (570) 421-2345
    We can help!
    Listing Contact
    Diane Edwards, ABR
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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