Conventional Restaurant with
For Sale
$640,000
222 S Market Street, Williamsport, PA 17702
Commercial Sale, Williamsport, PA
Property Size3,532 SF
Lot Size0.12 Acres
Price / SF$181.20
Days on Market19
Property Features for 222 S Market Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
3
Half bathrooms
3
Rooms
Bathroom 3, Bathroom 1, Bathroom 2
Elementary school district
South Williamsport
Middle school district
South Williamsport
High school district
South Williamsport
Subdivision
Lycoming
Standard status
Active
Size
3,532 SF
Lot size
0.12 Acres
Building Details
Year built
1901
Listing Agency:
Fish Real Estate
(570) 326-1561
Listed By:
Brent Fish · License #RM420632
(570) 326-1561
Added: Aug 12
Changed: Aug 28
Last Checked: Aug 30 at 11:06PM
MLS# 31728008
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 conventional restaurant property encompasses 3,532 square feet on a 0.12-acre parcel. The sale transfers the operating business along with an R-License and the furniture, fixtures, and equipment associated with the establishment. The building dates to 1901 and includes three bathrooms.
Located at 222 S Market Street in Williamsport, Pennsylvania, the property is offered as a combined real estate and business opportunity. The included license and existing FF&E provide defined components for continued restaurant operations, subject to applicable approvals and requirements.
Located at 222 S Market Street in Williamsport, Pennsylvania, the property is offered as a combined real estate and business opportunity. The included license and existing FF&E provide defined components for continued restaurant operations, subject to applicable approvals and requirements.
Key Highlights
- 3,532‑square‑foot conventional restaurant property
- 0.12‑acre parcel at 222 S Market Street
- Sale includes the operating business and R‑License
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
$45,536
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
7.12%
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%
$910,720
$910.7K
Cap Rate 7%
$650,514
$650.5K
Cap Rate 9%
$505,956
$506.0K
Market Conditions
NOI Build-Up for 3,532 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
$63.6K $18.00/SF
− Vacancy
−$2.9K −$0.81/SF
EGI
$60.7K $17.19/SF
− OpEx
−$15.2K −$4.30/SF
NOI
$45.5K $12.89/SF
Area
Lycoming County, PA
Vacancy
4.50%
Lease Rate
$18.00 /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%
$910,720
Cap Rate 7%
$650,514
Cap Rate 9%
$505,956
Alternative Uses
Best Use
Specialty Retail
$650.5K
$569.2K – $758.9K
NOI $45,536 @ 7.0% cap · market cap 7.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$761.2K
$666.0K – $888.0K
NOI $53,282 @ 7.0% cap · market cap 8.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
1,354
Businesses Nearby
123k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Shops & Services 21%
Hotels & Casinos 21%
Groceries 2%
Starbucks
Dining
20,747 visits/mo
0.4 miles
Dunkin' Donuts
Dining
15,262 visits/mo
0.2 miles
Panera Bread
Dining
14,145 visits/mo
0.5 miles
Perkins Restaurant & Bakery
Dining
13,626 visits/mo
0.4 miles
Residence Inn
Hotels & Casinos
9,268 visits/mo
0.5 miles
Demographics for 17702, PA
10,378
Population
4,533
Households
2.3
Avg Household Size
42
Median Age
23%
College-Educated
94%
High-School Grad
61.2 sq mi
ZIP Area
170
Density / Sq Mi
$70,514
Median Household Income
$41,228
Median Earnings
$935
Median Rent
$193,500
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Sale includes the operating business, R-License, and furniture, fixtures, and equipment.
Where is this conventional restaurant located?
The property is located at 222 S Market Street Williamsport, PA.
What is the asking price?
The asking price for this property is $640,000.
What are key features of this property?
This property features: 3,532‑square‑foot conventional restaurant property; 0.12‑acre parcel at 222 S Market Street; Sale includes the operating business and R‑License
