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    Tenant-Occupied Restaurant Investment Opportunity Title is generated by Realmo AI

    301 County Park Rd, Avella, PA 15312

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    Claim this Listing
    For Sale
    $525,000

    Business - Cross Creek Twp, PA

    Type:Business
    Lot size:
    2.30 Acres
    Added:
    Mar 27, 2026
    Days on Market:
    59
    Last Refresh:
    May 24 at 8:06 pm

    Property Features for 301 County Park Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Zoning
    CIB
    Parking
    60
    Standard status
    Active
    Lot size
    2.30 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6515

    Building Details

    Year built
    1986
    Building materials
    Cedar, Frame
    Architectural style
    Other

    We can help!

    Listing Contact
    Brenda Griffith

    Listing agent Brenda Griffith License #RS321958

    Listing office Keller Williams Realty 395 Valley Brook Road, Bethel Park, PA

    Listing date Mar 27, 2026

    MLS# 1745561 Listing URL

    Copyright © 2026 West Penn Multi List, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Tenant‑occupied restaurant provides immediate rental income.
    • Well‑known restaurant and entertainment destination with strong local recognition.
    • Versatile layout with indoor dining and large outdoor entertainment areas.
    • Ample parking with space for 60+ vehicles.
    • Multiple functional spaces including bar, dining areas, commercial kitchen, and office.
    • Located in Avella, PA, within the greater Washington County area.

    Overview

    This real estate investment opportunity features a tenant-occupied restaurant property in Avella, PA. The offering includes the real estate only, with the restaurant business, The Bullpen, owned and operated by the current tenant. This allows an investor to purchase the property and collect rental income from an established tenant, benefiting from a location with strong local recognition and steady customer traffic. The property has long served as a gathering place for dining, live music, and community events. The layout supports both indoor dining and large outdoor entertainment areas. The property is suited for continued restaurant use and provides the benefit of an operating tenant already in place.

    The main commercial building includes functional spaces designed for restaurant and entertainment use. The bar area measures approximately 19 x 17 x 19, providing a spacious setting. A separate dining area off the bar, approximately 31 x 22, is ideal for hosting private parties and special events. There is a stage area measuring 21 x 11 for live entertainment. The main dining area measures 50 x 23, providing ample seating. The commercial kitchen area is approximately 23 x 20. An office area of 17 x 8 includes a full bathroom. There are five bathrooms total within the building. A storage area measures 13 x 13, and a stock room measures 11 x 11. The property includes outdoor entertainment and dining areas, including a covered porch dining area with roll-up glass garage doors, two outdoor bars, an outdoor picnic area, and an outdoor stage with electric. An additional covered porch area measures approximately 23 x 18. The exterior features a large parking lot that can accommodate approximately 60 or more vehicles. Public water is available. The property is located at 301 County Park Rd, Avella, PA 15312, in Washington County and Cross Creek Twp. The lot size is 2.2993 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Bull Pen Rustic ... Bar & Pub

    Suggested Use

    Restaurant Building Supply Auto Repair Shop Big Box & Wholesale Store Bar & Pub

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

    Location Insight

    • Map
    • Local Demand
    City
    Avella
    County
    Washington
    State
    Pennsylvania
    Longitude
    -80.39847
    Latitude
    40.278756

    FAQs

    What type of property is this?
    Conventional restaurant - Real estate investment opportunity with tenant-occupied restaurant in Avella, PA.
    Where is this conventional restaurant located?
    The property is located at 301 County Park Rd Avella, PA.
    What is the asking price?
    The asking price for this property is $525,000.
    What are key features of this property?
    This property features: Tenant‑occupied restaurant provides immediate rental income.; Well‑known restaurant and entertainment destination with strong local recognition.; Versatile layout with indoor dining and large outdoor entertainment areas.
    (724) 941-9400
    We can help!
    Listing Contact
    Brenda Griffith
    Real Estate License ID: RS321958
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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.

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    301 County Park Rd, Cross Creek Twp, PA 15312
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