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    Turnkey Restaurant Opportunity in Pennsboro Title is generated by Realmo AI

    305 Masonic Ave, Pennsboro, WV 26415

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    For Sale
    $389,000

    Commercial Business - Pennsboro, WV

    Property size:
    2,375 SF
    Lot size:
    0.28 Acres
    Price / SF:
    $163/SF
    Added:
    Mar 4, 2025
    Days on Market:
    453
    Last Refresh:
    May 31 at 7:06 pm

    Property Features for 305 Masonic Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    200
    Bathrooms
    2
    Rooms
    Basement, Bathroom 1, Bathroom 2, Kitchen
    Parking features
    Garage
    Basement Y/N
    1
    Standard status
    Active
    APN
    0800040282000
    Size
    2,375 SF
    Lot size
    0.28 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    3930

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    2012
    Year renovated
    2012
    Floors in Building
    1
    Flooring type
    Laminate
    Building materials
    Vinyl Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Alice Jane Wilson

    Listing agent Alice Jane Wilson

    Listing office Adrian Properties WV, LLC 133 W Wagner St, Ellenboro, WV

    Listing date Mar 4, 2025

    MLS# 11447951 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey restaurant operation with a stellar reputation and established customer base.
    • Includes a complete set of equipment to operate the business.
    • Prime corner lot location next to Rails to Trails, city park, and minutes from US Rt. 50.
    • Seating capacity for 85 customers.
    • Many newer appliances, including a 2024 salad prep cooler, chef base, and tankless hot water heater.
    • Building constructed in 2012 with vinyl siding, asphalt roof, and a basement.

    Overview

    The renowned "Crossroads Cafe" restaurant, known for its home-cooked meals and catering, presents a turnkey business opportunity. This established restaurant has a friendly atmosphere and staff, with a stellar reputation throughout the surrounding counties. The sale includes equipment such as a stackable convection oven (2012), a 4-foot grill (2012), a large ice machine (2012), a cook's prep table (2020), a salad prep cooler (2024), a chef base (2024), a stand-up freezer in the kitchen, a stand-up freezer in the basement, a chest freezer, and a large walk-in cooler. A new tankless hot water system was installed in 2024. The restaurant also features a three-wall electric steam table, small wares including silverware, plates, bowls, and cups, several steam tables and pans, large utensils, knives, spoons, a safe, several shelves, stainless tables, and dining room chairs and tables with seating for 85. Items not included in the sale are food and a dishwasher. The dishwasher will need to be signed on a new lease under new ownership. The property is situated on a 0.28-acre corner lot at an intersection, next to Rails to Trails and a city park, and minutes from US Rt. 50. The property is zoned 200 and has 2,375 square feet of space.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Dental Office Hair Salon Auto Repair Shop Nail Salon Hotel & Motel Gym & Fitness Center Auto Parts Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Pennsboro
    County
    Ritchie
    State
    West Virginia
    Longitude
    -80.970949
    Latitude
    39.284359

    FAQs

    What type of property is this?
    Conventional restaurant - Well-known restaurant with equipment included, prime location.
    Where is this conventional restaurant located?
    The property is located at 305 Masonic Ave Pennsboro, WV.
    What is the asking price?
    The asking price for this property is $389,000.
    What are key features of this property?
    This property features: Turnkey restaurant operation with a stellar reputation and established customer base.; Includes a complete set of equipment to operate the business.; Prime corner lot location next to Rails to Trails, city park, and minutes from US Rt. 50.
    (304) 483-6880
    We can help!
    Listing Contact
    Alice Jane Wilson
    Request Owner's contact information
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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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