Pottsville, PA Commercial 4-Unit with Parking Lot

Units: 4
Gross Rents: $76,251.12
Annual NOI: $50,029.90
Cap Rate: 6.95%
Cash on Cash Return: 6.72%
Current Market Value: Appraised at $905,000 in 2021
Equity Upon Purchase: 20.44% *based on past appraisal, due diligence recommended
Lease Type: (Social Workers) 2 years, end date 7/14/27 (Turkey Distributor) 1 year end date, 10/31/25

(Social workers) Basement:

1,000sq ft: 10.76 per sq ft per year = 896.666 m/o 10,760 y/r

(Turkey distributor) First floor:

1,984 sq ft: (Base Rent) $2,000 m/o + (Utilities) $1,130 = $3130 m/o 37,560 y/r

(Social workers) Second Floor:

562 sq ft used: 10.76 per sq ft per year = $503.93 m/o 6,047.12 y/r

(Social workers) Third floor:

1,900 sq ft:10.76 per sq ft per year = $1,703.66 m/o 20,444 y/r

Projected (2nd floor fully rented, parking lot monetized)

Units: 4
Gross Rents: $112,392.55 *based on market rents and fully occupied
Annual NOI: $80,750.12
Cap Rate: 11.22%
Cash on Cash Return: 24.57%

Seller Finance Terms:

Loan amount $720,000

Term length: 30 years

Interest Rate: 4.5%
Down Payment: 10% ($72,000)
Monthly payment: $3,283.32

Previous Appraisal:

Appraisal from 2021: https://drive.google.com/file/d/1dNuMa71FXdqqgRhfERHZ7Le61wAbqT2_/view?usp=sharing

Highlights:

2 unrenovated storage spaces available for more office space
Updated utility components
Parking deck
Additional parking lot across the street able to be monetized
Meticulously maintained building

Current & Estimated Rental Analysis:

Rental Analysis Link

Parking lot revenue potential:

Parking Payment System Cost Range: $8,000 – $10,000

Revenue Potential: (Worse Case Scenario)

Average rate per hour: $2–$5
Revenue Calculation (Low-range example):

5 spots × 5 hours/day × 2$/hour

- = $50/day
- = ~$1,500/month

= $18,000 y/r

* We got approval from Pottsville City on the use of this parking lot for paid parking. It is hard for us to project revenue on this so we decided to air on the side of caution with the above numbers.

Utilities:

Heat: Landlord pays, charged back to Tenant
Electric: Split, Tenant
Water/Sewer: Landlord pays, charged back to Tenant
Trash: Landlord pays, charged back to Tenant
Wifi: Tenant

Property Details:

Units: 4
Sqft: 13,923
Lot Size: (Mansion: 0.33 acres) (Parking lots – 4 parcels: 0.47 acres) (TOTAL= 0.80 acres)
Year Built: 1990
Zoning: (Mansion: Commercial Office) (Parking lot: Commercial Parking Lot)
Stories: 3 Above ground, 1 below (Total = 4)
Heat: Natural Gas, All heating units 15 years old
Electric: Updated 15 years ago with full renovation
Plumbing: Updated, no leaks, Updated 15 years with full renovation
Water: Public
Sewer: Public
Roof: Asphalt Shingle, Rubber, 15 years old
Foundation: Stone
Windows: All in good condition, 15 years old
Garage: 3,437 sqft parking Deck and Parking lot across the street
Flooring: Commercial carpet, tile in common areas and bathrooms
Flood Zone: no
Mold Noted: No
Water Damage: No
Water in Basement: No
Taxes: $17,186.34

Comparable Sales/CMA:

*we recommend any potential investor do their own due diligence and to use these as a point of reference only

Recent Comps: (There are no exact comparables available due to the unique nature of the property. The following sales are the most recent available for this general property type)

https://drive.google.com/file/d/1cVi3ZiBMFRvDpHbsibR0vwlrDBy-8Di9/view?usp=sharing

11 Units, N/A bed, N/A bath, 15,725 sqft, lot size acre lot, 0.37 miles from subject property

Sold for $925,000 on 3/14/25, DOM (days on market): 57

Price Per Unit: $84,090.91

Estimated Market Rents:

*Comparables on the way

Town Overview:

Pottsville is a small city in eastern Pennsylvania known for its historic roots and as the home of Yuengling, America’s oldest brewery. It offers essential amenities, local schools, and access to nearby highways for regional travel. The community is quiet and affordable, with a mix of residential, industrial, and service-based employment.

Economic/Jobs: Pottsville, PA has a historically industrial economy now transitioning toward healthcare, retail, and service-based jobs, with major employers including hospitals, schools, and distribution centers.
Education: Pottsville, PA is served by the Pottsville Area School District, which includes Pottsville Area High School, and is near post-secondary institutions like Penn State Schuylkill and Alvernia University’s Pottsville CollegeTowne campus.
Lifestyle & Amenities: Pottsville offers basic amenities including local shops, restaurants, parks, and healthcare facilities. It’s home to the Yuengling Brewery and has access to nearby colleges and schools. The area is affordable with a small-town atmosphere.
Transport Links: Pottsville’s transportation includes local bus service via Schuylkill Transportation System (STS), access to major roads like Route 61 and I-81, and limited regional rail or air options nearby.

For more details on Pottsville’s attractions and local resources, visit:

https://www.pottsvillepa.gov/

Contact Us to Schedule a Walkthrough:

The Melito & Koch Team

Lenny Wyda Direct Line: 570-413-0921
Office: 610-398-9802
Email: Lenny@melitoandkoch.com
Website: melitoandkoch.com
Facebook: The Melito & Koch Team

Disclosures:

ORAL CONSUMER NOTICE:
- The Real Estate Law requires that I provide you with a written notice that describes the various business relationship choices that you may have with a real estate licensee. Since we are discussing real estate without you having the benefit of the consumer notice, I have the duty to advise you that any information you give me at this time is not considered to be confidential, and any information you give me will not be considered confidential unless and until you and I enter into a business relationship. At our first meeting I will provide you with a written consumer notice which explains those business relationships and my corresponding duties to you.
HOLD HARMLESS ACKNOWLEDGEMENT:
- The information contained in this email, including attachments, is confidential and may be legally privileged. It is intended solely for the use of the individual or entity to whom it is addressed. If you are not the intended recipient, please notify the sender immediately and delete this email. Real estate investment carries inherent risk, and this email does not constitute legal or financial advice. While I strive to provide accurate and up-to-date information, I make no warranties regarding the correctness of the data or the viability of the investment strategies discussed. By using the information provided, you agree to hold harmless The Morrow Wargo Group, Realty ONE Group Supreme, or any other entity related to our relationship- for any reliance on the content of this correspondence. Investment decisions should be made based on your own due diligence and consultation with financial and legal advisors. As a real estate agent, I provide services to assist in purchasing properties and analyzing data; however, the ultimate responsibility for investment decisions lies with the investor.
DUE DILIGENCE:
- This deal must be analyzed individually. Investment returns are not guaranteed. All investors should conduct their due diligence. The Melito & Koch Team, Realty ONE Group Supreme, and associated parties are not liable for any inaccuracies or reliance on this information.

Pottsville, PA Commercial 4-Unit with Parking Lot– Seller Financing Opportunity Available

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Buy & Hold Overview:

Current: