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DLPRealty.com | 800.350.8061

Blakeslee Plaza | 274 Route 940 | Blakeslee, PA

Property OverviewList Price: $500,000Opportunity to purchase a value-add building with recent renovations! This two story, walk-up

storefront/office style building features 11,222 square feet in a prime commercial location. The prop-

erty sits on a professionally landscaped .68 acres with over 22 parking stalls. Each suite features its

own private covered entrance and access to the lit monument sign which is visible from both PA 115

and RT 940. Individual suites range in size from +/-700 - 2,000 SF and can be combined.

The parcel sits adjacent to the intersection of Route 940 and PA 115 in Blakeslee. Other local es-

tablished businesses include Wawa, PNC Bank, CVS, Choice Cigarette Outlet, PA Wine & Spirits,

Family Dollar, Citizens Bank, Dunkin Donuts, National Auto Stores and the Blakeslee Post Office.

Route 80 is located 1.2 miles South and is accessible via East and West directions.

Occupants include well known H&R Block and Spectrum Brands as well as local and regional

businesses. The building is one of the few professional office buildings in the area. The area has

seen growth in the medical field. The immediate area around the building features a podiatrist,

dental clinic, physical therapy, orthopedic surgeon, family practice, and chiropractor.

Many improvements to the property have been made with the bulk being in the past 6 months.

Every vacant office has been remodeled and received new carpet and paint. Repairs to ceilings,

plumbing, and HVAC, were also performed. Suite 4 also received a new mini split system to

help with heat and cooling year round. The building is ready to accept new tenants from day 1.

In addition to interior remodels, the exterior was power washed, decking replaced, landscaping

installed and the parking lot received large areas of new black top.

With the extensive repairs and remodeling to all facets of the building, the next owner should

have relative ease finding tenants to boost performance. With the addition of the brand new

warehouse and distribution center just down the road, new jobs and businesses will provide

a strong local need for office space.

INVESTMENT SUMMARY

Purchase Price $500,000

Financing: Terms: 7 Year Fixed Term l 30 Year Amm 4.5% $375,000

Down Payment $125,000

Cap Rate at 90% occupancy 15.46%

Cap Rate at Pro-forma w/ 90% occupancy 17.69%

Cash-on-Cash Return Year 1 43.60%

Cash-on-Cash Return Year 2 / Pro-Forma 52.53%

UNIT TYPE

Unit Type Rent AverageSquare

Feet# of

Units Total RentPro Forma

Rent Total Pro

Forma Rent

Commercial Offices $828 $9.35 11 $4,141 $11 $121,978

PROPERTY INFORMATION

Number of Units: 11

Age: 1986

Net Leasable Area: 11,336 SF

Average Unit SF: 1,031 SF

Land Area 0.68 acres

Stories: 2

Buildings: 1



Poconos Economic Summary“Blakeslee Corners” is a small town center that brings together a much wider rural area at the intersection of two major throughways

and proximity to Route 80, the nation’s 9th busiest highway. A large tourism industry powers the local economy. Recent water park

development including CamelBeach, Kalahari, and Great Wolf Lodge offer attractions during the summer months. And in the winter,

residents and guests head to the slopes for some of the area’s best skiing and snowboarding. Large home owner associations with

spectacular amenities attract year round residents.

Blakeslee is located approximately 100 miles from New York City and Philadelphia in Monroe County, which shares a border with New

Jersey. One of the area’s main economic driver is public sector employment, more specifically the Tobyhanna Army Depot. Also fuel-

ing the Blakeslee economy is Sanofi Pasteur, one of the largest vaccine producers in the world, and the WalMart distribution center.

Blakeslee’s unemployment rate is slightly higher than the national average at 6.3%. However, job growth for the region is predicted to

climb 2.49% in the coming year and over 38% over the next ten years.

The region has become a hotspot for the tourism industry with new waterparks, both indoor and out, casinos, several ski areas and

new hotels. With growth in both the private and public sector, Blakeslee should continue to see strong improvement in job creation

and median income growth.



T-12 Year 1 Year 2

Figures Represent End of Year Projections Total Per Unit Total Per Unit Total Per Unit

GROSS POTENTIAL RENT $ 53,266 $ 4,842 $ 121,978 $ 11,089 $ 136,032 $ 12,367

Vacancy ( 8% ) $ 18,297 $ 20,405

EFFECTIVE RENTAL INCOME $ 53,266 $ 4,842 $ 103,681 $ 9,426 $ 115,627 $ 10,512

REIM - Utilities $ 654 $ 59 $ 674 $ 61 $ 694 $ 63

REIM - Cable, Laundry, & Misc. Income $ 11,702 $ 1,064 $ 12,053 $ 1,096 $ 12,415 $ 1,129

TOTAL INCOME $ 65,622 $ 5,966 $ 116,408 $ 10,583 $ 128,736 $ 11,703

Rubbish/Waste Disposal $ 6,402 $ 582 $ 6,594 $ 599 $ 6,792 $ 617

Utilities (Elec/Gas/Water/Sewer) $ 5,769 $ 524 $ 5,942 $ 540 $ 6,120 $ 556

Contract Services & Landscaping $ 5,096 $ 463 $ 5,249 $ 477 $ 5,406 $ 491

Repairs & Maintenance $ 2,016 $ 183 $ 5,000 $ 455 $ 5,150 $ 468

Taxes (Prorated) $ 12,973 $ 1,179 $ 13,362 $ 1,215 $ 13,763 $ 1,251

Insurance (Prorated) $ 1,274 $ 116 $ 1,312 $ 119 $ 1,352 $ 123

Property Management (3%) $ 1,598 $ 145 $ 1,646 $ 150 $ 1,695 $ 154

TOTAL EXPENSES $ 35,128 $ 3,193 $ 39,105 $ 3,555 $ 40,279 $ 3,662

NET OPERATING INCOME $ 30,494 $ 2,772 $ 77,303 $ 7,028 $ 88,457 $ 8,042

Loan Payment $ 22,801 $ 22,801 $ 22,801

CASH FLOW AFTER DEBT SERVICE $ 7,693 $ 699 $ 54,502 $ 4,955 $ 65,657 $ 5,969

Pro Forma Summary



Peer Properties AnalysisOVERALL SUMMARY

PEER SUMMARY STATISTICS

GROSS DIRECT RENT PER SF & VACANCY RATE



Demographics

DEMOGRAPHIC SUMMARY

DEMOGRAPHIC SUMMARY STATISTICS

Located in Northeastern Pennsylvania, the Poconos are both a splendid tourist

destination and a great place to live. Here you’ll find 170 miles of rivers, 261

miles of hiking trails, 81,859 acres of state forest lands, and 7 ski areas. The

Poconos have virtually every imaginable outdoor activity, from skiing and golf

to whitewater rafting and hunting. If the great outdoors isn’t your thing, the

area also offers an abundance of other activities and attractions including

historical locations, many types of shopping, entertainment venues, vineyards,

and restaurants to tempt your taste buds.

Blakeslee is an unincorporated community in Tobyhanna Township in Monroe

County, PA. Blakeslee is located approximately 100 miles from New York City

and Philadelphia in Monroe County, which shares a border with New Jersey.

It is located at the intersection of PA Route 115 and PA Route 940. One of the

area’s main economic driver is public sector employment, more specifically

the Tobyhanna Army Depot. Also fueling the Blakeslee economy is Sanofi

Pasteur, one of the largest vaccine producers in the world, and the WalMart

distribution center. Blakeslee’s unemployment rate is slightly higher than the

national average at 6.3%. However, job growth for the region is predicted to

climb 2.49% in the coming year and over 38% over the next ten years.

Just miles away is the famous Pocono Raceway, one of the most distinctive

tracks on the NASCAR circuit. Additional popular events among locals and

visitors are Tough Mudder, Warrior Dash, Blues Festival, Beer Festival, the

Mohegan Sun at Pocono Downs and more. With the growth in both the pri-

vate and public sector, Blakeslee should continue to see strong improvement

in job creation and median income growth.

Total Population

340,300Median Household Income

$66,783Median Age

42.5



Dream Live Prosper (DLP) family of companies is one of the fastest growing real estate firms in the country and

is currently ranked by The Wall Street Journal as one of the Top 10 Real Estate Teams and the #1 Team in PA/NJ.

The focus of DLP is to provide clients with the highest level of service through our innovative and client-centered

team approach.

The DLP family of companies owned and operated by Don Wenner. Don has over 11 years of real estate experience

and has closed more than 5,600 real estate transactions totaling more than $750 million. He has built a track re-

cord of being able to generate profits via residential and commercial real estate in all market conditions and cycles.

DLP’s mission is to prosper as the leader in the real estate industry sectors of brokerage; fund management; asset

management; construction; and lending by striving to achieve greatness in all aspects of our business and the

services we provide in order to assist our clients and our employees in achieving the lives of their dreams.

The DLP Family of Companies

DLP Capital Advisors provides investment funds that deliver consistent high-yield returns to investors.

Direct Lending Partner provides short-term acquisition and renovation financing for real estate investors to improve distressed

assets and who subsequently secure permanent financing.

DLP Acquisitions finds distressed assets, adds value through capital investment and generates target returns.

DLP Builders renovates distressed properties that have been acquired by DLP Capital Advisors affiliates, enabling them to be

sold for profit or retained as strong rental properties.

DLP Realty has significant brand visibility, is a referral network for all DLP Companies and leverages programs including Guaran-

teed Sale Program and Trade Up Program, for example, to build our client’s confidence. It is also able to efficiently source assets

for the various investor funds.

DLP Property Management maximizes the rental portfolio through strong management and leasing, improves efficiency and

maximizes both short and long-term profitability.

The DLP Family of Companies Overview

DLP Snapshot

• $250M in AUM

• Over 2,000 units owned in portfolio

• Over 200+ loans in portfolio

• 7 private investment funds

• 300+ total current investors

• Zero principal losses to any investors

• Zero months of missing fixed or preferred return targets

• 190+ employees

• $100M of total annual revenue of all DLP Companies



Confidentiality & Disclaimer

THIS INVESTMENT MEMORANDUM IS PROVIDED FOR INFORMATIONAL PURPOSES ONLY AND DOES NOT CONSTITUTE AN OFFER TO SELL SECURITIES NOR A SOLICITATION OF AN OFFER TO PURCHASE SE-CURITIES. SECURITIES WILL ONLY BE OFFERED TO DESIGNATED OFFEREES PURSUANT TO A DEFINITIVE OFFERING MEMORANDUM AND RELATED MATERIALS, WHEN AVAILABLE. THE TERMS SET FORTH HEREIN ARE PRELIMINARY AND SUBJECT TO CHANGE.

Certain information contained in this Investment Mem-orandum has been obtained from published or other sources prepared by other parties. Neither DLP Realty, LLC or its affiliates(collectively the “Company”), assume any responsibility for the accuracy or completeness of such information.

The information contained herein is believed to be current only as of the date hereof and you should not, under any circumstances, assume that there has not been any change in the matters discussed herein since the date hereof.

The information contained herein regarding the pro-posed offering is strictly confidential and is intended for review by the intended recipient only. By accepting such information, the recipient agrees that the recipient will not divulge any such information to any third party. Any reproduction or distribution of such information, in whole or in part, is prohibited without the express written consent of the Company.

If the Company elects to move forward with an offering of securities, then such offer will be made only pursuant to a definitive private offering memorandum (the “Mem-orandum”) prepared by or on behalf of the Company, which shall contain material information not contained herein, including a discussion of the risk factors asso-ciated with an investment. Any investment decision should be made only after reviewing the Memorandum, the Subscription Agreement, and related investment offering document in their entirety, conducting such investigations as the investor deems necessary and consulting the investor’s own legal, accounting and tax advisors in order to make an independent determination of the suitability and consequences of an investment

Forward-Looking Statement Disclaimer:CAUTION CONCERNING RELIANCE ON FORWARD LOOKING STATEMENTS. The information contained in this memorandum and all financial data set forth herein are forward-looking statements and are subject to risks and uncertainties that could cause actual results to differ materially from those set forth in or implied by the forward-looking statements. Risks could occur that affect the Company’s business, financial condition or results of operations. In that case, the results may not be as indicated in the forward-looking statements and you may lose all or part of your investment. You should carefully consider the risks which will be described in the forthcoming Memorandum, definitive agreements and related materials. These forward-looking statements

are preliminary and are subject to change.

Offer Solicitation Process

Showing Requests:

All showing requests should be submitted through Showing

Time. You can access Showing Time through the MLS listing,

ShowingTime.com or the Showing Time app. Please allow

a minimum of 24 hours notice for all showings.

If there are any issues with access to the units, you can contact

our Property Management Coordinator, Stacey Figueroa.

Contact: Stacey Figueroa

Phone: 484.403.0193

Email: [email protected]

Offer Submission:

All offers will be submitted online. Please email

[email protected] with the property address

to obtain your submission link.

If you have any questions about the offer process,

please contact:

Contact: Bruce Eaton

Phone: 570.460.3985

Email: [email protected]
mailto:sfigueroa%40dlprealty.com?subject=Showing%20Requestmailto:offers%40dlprealty.com?subject=Offer%20Submission%20Link%20Requestmailto:bruce%40dlprealty.com?subject=Offer%20Submission%20Question

property overview - loopnet€¦ · the focus of dlp is to provide clients with the highest level...

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