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    318 New York Ave Rochester, PA 15074

    View on Map
    Sponsored
    For Sale
    $750,000

    Business - Rochester, PA

    Type:Business
    Property size:
    8,000 SF
    Lot size:
    0.10 Acres
    Days on Market:
    1
    Last Refresh:
    Mar 27 at 2:06 pm

    Property Features for 318 New York Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Standard status
    Active
    Zoning
    Com
    Parking
    26
    Size
    8,000 SF
    Lot size
    0.10 Acres

    Building Details

    Year built
    1906
    Building materials
    Brick, Concrete
    Architectural style
    Other

    We can help!

    Listing Contact
    Mark Gulla

    RE/MAX Select Realty

    Listing agent Mark Gulla

    Listing date Mar 27, 2026

    MLS# 1745567 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.

    Learn more

    Property Insight Report

    Overview

    Turnkey Restaurant Opportunity with Liquor

    This turnkey restaurant opportunity includes the real estate and a liquor license, offering immediate cash flow and potential for growth. The property, located in Rochester Township, was restored in 2024, blending historical character with modern functionality. The 8,000-square-foot space features multiple dining areas and a bar, suitable for both intimate dinners and large gatherings. The sale includes the established business, all kitchen equipment, and a state-of-the-art smoke eater. There are 26 parking spots and seating for 96 patrons. The upper level, with a separate entrance, presents an opportunity to create apartments. This property offers consistent income and untapped potential, presenting a chance to own a local landmark.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    2 Brothers Chicken Restaurant

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Daycare Center

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

    Similar Places Nearby

    Good Bites Sandwiches & More

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Beaver
    State
    Pennsylvania
    Longitude
    -80.281086
    Latitude
    40.704011

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    FAQs

    What type of property is this?
    Restaurant - Fully operational restaurant with real estate and liquor license.
    Where is this restaurant located?
    The property is located at 318 New York Ave Rochester, PA.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: - Turnkey restaurant with real estate and liquor license included for immediate cash flow.; - Restored historic property (built in 1906, restored in 2024) blends character with modern updates.; - Large 8,000 sq ft space featuring multiple dining areas, a bar, and seating for 96.
    (724) 209-1095
    Request Owner's contact information
    318 New York Ave Rochester, PA 15074
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    Rochester, PA 15074
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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
    318 New York Ave Rochester, PA 15074
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    We can help!
    Listing Contact
    Mark Gulla
    Real Estate License ID: RS328818
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