Conventional Restaurant
For Sale
$199,900
1080 S Main Lot 1, Mansfield, PA 16933
COMMERCIAL - Mansfield, PA
Property Size1,562 SF
Lot Size1.51 Acres
Price / SF$127.98
Days on Market254
Property Features for 1080 S Main Lot 1
General Information
Property type
Commercial Sale
Property subtype
Other
Elementary school district
Southern Tioga
Middle school district
Southern Tioga
High school district
Southern Tioga
Subdivision
Tioga
Standard status
Active
Size
1,562 SF
Lot size
1.51 Acres
Building Details
Year built
1988
Listing Agency:
Penn Oak Realty Mansfield
(570) 463-4828
Listed By:
Richard Pino
(570) 404-0852
Added: Dec 1, 2025
Changed: Aug 4
Last Checked: Aug 12 at 2:06PM
MLS# 31723629
Copyright © 2026 Northern Mountains of Pennsylvania MLS. 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 1,562-square-foot conventional restaurant property was built in 1988 and previously operated as a restaurant and bakery. The building has a sound structural foundation, while the interior requires updating. An unfinished portion of the basement provides additional utility, and the site offers ample room for parking.
The property includes more than 200 feet of frontage along South Main Street in Mansfield, PA. Other retailers, restaurants, and businesses are located nearby, providing an established commercial setting for a refreshed restaurant operation or another supported business concept.
The property includes more than 200 feet of frontage along South Main Street in Mansfield, PA. Other retailers, restaurants, and businesses are located nearby, providing an established commercial setting for a refreshed restaurant operation or another supported business concept.
Key Highlights
- 1,562‑square‑foot restaurant building constructed in 1988
- Former restaurant and bakery with interior renovation needs
- Unfinished basement area provides additional utility
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
$12,834
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
6.42%
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%
$256,680
$256.7K
Cap Rate 7%
$183,343
$183.3K
Cap Rate 9%
$142,600
$142.6K
Market Conditions
NOI Build-Up for 1,562 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
$19.1K $12.24/SF
− Vacancy
−$2.0K −$1.29/SF
EGI
$17.1K $10.95/SF
− OpEx
−$4.3K −$2.74/SF
NOI
$12.8K $8.22/SF
Area
Tioga County, PA
Vacancy
10.50%
Lease Rate
$12.24 /SF/Yr
Expense Ratio
25.00%
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%
$256,680
Cap Rate 7%
$183,343
Cap Rate 9%
$142,600
Alternative Uses
Best Use
Specialty Retail
$183.3K
$160.4K – $213.9K
NOI $12,834 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$266.1K
$232.8K – $310.4K
NOI $18,626 @ 7.0% cap · market cap 9.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
69k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 62%
Shops & Services 38%
Wendy's
Dining
17,762 visits/mo
0.3 miles
Dunkin' Donuts
Dining
15,800 visits/mo
0.2 miles
Exxon
Shops & Services
11,290 visits/mo
0.4 miles
Dollar Tree
Shops & Services
10,884 visits/mo
0.2 miles
Arby's
Dining
8,845 visits/mo
0.4 miles
Demographics for 16933, PA
6,643
Population
3,131
Households
2.1
Avg Household Size
37
Median Age
32%
College-Educated
94%
High-School Grad
102.6 sq mi
ZIP Area
65
Density / Sq Mi
$60,707
Median Household Income
$27,697
Median Earnings
$783
Median Rent
$200,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Former restaurant and bakery with parking, basement storage, and a well-maintained structural shell requiring interior updates.
Where is this conventional restaurant located?
The property is located at 1080 S Main Lot 1 Mansfield, PA.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 1,562‑square‑foot restaurant building constructed in 1988; Former restaurant and bakery with interior renovation needs; Unfinished basement area provides additional utility
