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    10225 LAKE Road North East, PA 16428

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    Claim this Listing
    For Sale
    $1,990,000

    COMMERCIAL - North East, PA

    Property size:
    15,976 SF
    Lot size:
    1.96 Acres
    Added:
    Oct 10, 2025
    Days on Market:
    192
    Last Refresh:
    Apr 19 at 9:06 am

    Property Features for 10225 LAKE Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    37-002-060.0-013.01
    Size
    15,976 SF
    Lot size
    1.96 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    6064
    Expense value
    30000
    Expense
    SecurityDeposit
    Expense freq.
    One Time

    Utilities

    Sewer type
    Private Sewer
    Heating system
    Forced Air, Natural Gas
    Water source
    Private

    Building Details

    Year built
    1969
    Building materials
    Mixed

    We can help!

    Listing Contact
    Bob List

    Listing agent Bob List License #RS367057

    Listing office Agresti Real Estate 2635 W 26th Street, Erie, PA

    Listing date Oct 10, 2025

    MLS# 188364

    Copyright © 2026 Greater Erie Board of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Pennsylvania Winery with Event Venue

    This property presents an opportunity to own a piece of Pennsylvania wine country history. Penn Shore Winery, the state's oldest winery, has been renovated. Situated on scenic grounds near Lake Erie, the property includes a 5,000 square foot production space equipped with a maintained 12-head bottling line (2025) and new Letina tanks. A 3,500 square foot tasting room and a 6,000 square foot Warhorse event venue are also on site. Two covered outdoor areas are suitable for weddings, concerts, and private events. The property also features a remodeled 3-bed, 1.5-bath ranch home with new plumbing and electric. Additionally, there is a refinished 24x24 two-story garage with a finished upper level.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Penn Shore Winery ... Brewery & Distillery

    Suggested Use

    Big Box & Wholesale Store Electronics & Wireless Store Wine and Liquor Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    North East
    County
    Erie
    State
    Pennsylvania
    Longitude
    -79.8646113
    Latitude
    42.2288956

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    FAQs

    What type of property is this?
    Vineyard - Thriving winery with production, tasting room, and event venue.
    Where is this vineyard located?
    The property is located at 10225 LAKE Road North East, PA.
    What is the asking price?
    The asking price for this property is $1,990,000.
    What are key features of this property?
    This property features: Turnkey winery operation: State's oldest winery, fully renovated and ready for continued operation.; Extensive production facilities: 5,000 sq ft production space with maintained bottling line and new Letina tanks.; Established event venue: **6,000 sq ft Warhorse event venue** and covered outdoor areas for weddings and concerts.
    (814) 504-8087
    We can help!
    Listing Contact
    Bob List
    Real Estate License ID: RS367057
    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.

    More about this property
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