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    1409 Dunkard Hollow Rd Alum Bank, PA 15521

    View on Map
    Sponsored
    For Sale
    $2,495,000

    COMMERCIAL - Alum Bank, PA

    Property size:
    3,572 SF
    Lot size:
    39.23 Acres
    Days on Market:
    6
    Last Refresh:
    Mar 28 at 8:06 am

    Property Features for 1409 Dunkard Hollow Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Rooms
    Basement
    APN
    C.05-0.00-070
    Parking features
    Garage, Open, Driveway, Off Street
    Exterior features
    Fire Pit, Lighting, Private Entrance, Rain Gutters
    Basement
    Partially Finished, Full, Walk-Out Access
    Size
    3,572 SF
    Lot size
    39.23 Acres

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Heating system
    Hot Water(Heating), Wood, Oil, Electric (Heating), Forced Air, Heat Pump (Heating)
    Cooling system
    Central Air, Heat Pump
    Water source
    Well
    Water front features
    Pond, Stream
    Water front
    1

    Building Details

    Year built
    1885
    Building materials
    Stone, Stone Veneer, Vinyl Siding, Wood Siding
    Roof type
    Metal
    Additional Structures
    Guest House

    We can help!

    Listing Contact
    Sean Bardell
    Sean Bardell

    Howard Hanna Bardell Realty

    Listing agent Sean Bardell License #RM423081

    Listing date Mar 23, 2026

    MLS# 79481

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

    Learn more

    Property Insight Report

    Overview

    Established Wedding Resort For Sale

    This established wedding resort is situated on 39.23 acres in the rolling hills of Central PA. The property features a rolling stream, two covered bridges, a waterfall, hiking trails, a decorative pond, and a stone vehicle bridge. The main residence is a 4900 sq ft structure with a granite gourmet kitchen, a large great room with a custom fireplace, a custom dining room, 3 bedrooms, 2 1/2 baths, a large walk-in closet, a game room, a movie theater room, a weight room, an office, and a 2 & 1/2 heated car garage. The Whispering Lodge is a 5000 sq ft reception hall that can accommodate 260 guests and includes a custom dance floor, an elegant built-in bar, an 800 sq ft prep room, custom large restrooms, and a 1600 sq ft covered patio with a custom bar, brick oven pizza oven, and a covered ramp with a loading area for vendors. There are six Whispering Cove Cottages, each 420 sq ft, featuring full baths, heat, A/C, a queen bed, and a living area. The Barn offers a 2-story Bridal room with a living room, make-up room, kitchen, master bedroom, hair salon, and 1 & 1/2 baths, as well as designed storage on multiple floors, a plumbing room, an employee restroom, a drive-through golf cart charging garage, and four stables. The barn also has a 24 x 50 covered carport into the parking lot. Additional structures include an 896 sq ft maintenance shop with heat and a 20x20 covered carport for a car wash, a 380 sq ft gift shop, and a secluded 1200 sq ft Chalet with one bedroom, a loft, a kitchen, a full bath, a living room, and a custom fireplace. The Rolling Waters Courtyard is a 40x140 ceremony location. The property averages over $250,000 in revenue a year including this 2026 season and booking 2027.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Whispering Hollow Estate Wedding Service

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Dental Office Nail Salon Gym & Fitness Center Daycare Center Department Store Cafe & Coffee Shop Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Alum Bank
    County
    Venango
    State
    Pennsylvania
    Longitude
    -78.662605
    Latitude
    40.165791

    FAQs

    What type of property is this?
    Wedding venue - Turn-key wedding resort on 39.23 acres with multiple structures.
    Where is this wedding venue located?
    The property is located at 1409 Dunkard Hollow Rd Alum Bank, PA.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: - Established Turn-Key Wedding Resort: Generating $250,000+ annual revenue with bookings into 2027.; - Extensive Infrastructure: Includes a 4900 sq ft main house, 5000 sq ft reception hall (Whispering Lodge), six (6) cottages (Whispering Cove Cottages), a barn with bridal suite, maintenance shop, gift shop, and secluded chalet.; - Large Capacity Reception Hall: Whispering Lodge accommodates up to 260 guests and features a custom dance floor, elegant bar, prep room, restrooms, and a 1600 sq ft covered patio with a custom bar and brick oven.
    (814) 977-8731
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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
    1409 Dunkard Hollow Rd Alum Bank, PA 15521
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    We can help!
    Listing Contact
    Sean Bardell
    Sean Bardell
    Real Estate License ID: RM423081
    Learn More
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