Turnkey Restaurant on Corner
For Sale
$475,000
400 Main Street, Bellwood, PA 16617
Commercial Sale, Bellwood, PA
Property Size3,250 SF
Lot Size0.42 Acres
Price / SF$146.15
Days on Market38
Property Features for 400 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Bellwood Boro
Elementary school district
Bellwood-Antis
Middle school district
Bellwood-Antis
High school district
Bellwood-Antis
Standard status
Active
APN
05.00-04..-018 & 21
Size
3,250 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Annual Amount
4690
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1956
Building materials
Stucco
Listing Agency:
Perry Wellington Realty, LLC
(814) 695-5323
Listed By:
Adam Conrad Team
(814) 693-5669
Added: Jul 28
Changed: Aug 28
Last Checked: Sep 3 at 2:06PM
MLS# 80831
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.
Investment Insights
Based on property information with market context.
This restaurant property includes a 3,250-square-foot building on a 0.42-acre corner parcel, along with an additional lot. The sale includes the operating business, real estate, furniture, fixtures, and equipment. Interior improvements include a dining area, fully equipped commercial kitchen, commercial refrigeration, specialty restaurant equipment, two restrooms, and customer parking.
The building was constructed in 1956 and is served by natural gas forced-air heat, central air, public water, and public sewer. Located in Bellwood Borough’s downtown business district, the property has visibility and access from Main Street. The restaurant has served breakfast, lunch, dinner, desserts, and ice cream, with the additional lot providing parking and potential for expansion or future development.
The building was constructed in 1956 and is served by natural gas forced-air heat, central air, public water, and public sewer. Located in Bellwood Borough’s downtown business district, the property has visibility and access from Main Street. The restaurant has served breakfast, lunch, dinner, desserts, and ice cream, with the additional lot providing parking and potential for expansion or future development.
Key Highlights
- Established restaurant business with real estate, furniture, fixtures, and equipment included
- 3,250 square feet on a 0.42‑acre corner parcel plus an additional lot
- Fully equipped commercial kitchen with commercial refrigeration and specialty equipment
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
$32,723
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
6.89%
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%
$654,460
$654.5K
Cap Rate 7%
$467,471
$467.5K
Cap Rate 9%
$363,589
$363.6K
Market Conditions
NOI Build-Up for 3,250 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
$48.8K $15.00/SF
− Vacancy
−$5.1K −$1.58/SF
EGI
$43.6K $13.43/SF
− OpEx
−$10.9K −$3.36/SF
NOI
$32.7K $10.07/SF
Area
Blair County, PA
Vacancy
10.50%
Lease Rate
$15.00 /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%
$654,460
Cap Rate 7%
$467,471
Cap Rate 9%
$363,589
Alternative Uses
Best Use
Specialty Retail
$467.5K
$409.0K – $545.4K
NOI $32,723 @ 7.0% cap · market cap 6.89%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$3.95M
$3.45M – $4.61M
NOI $276,322 @ 7.0% cap · market cap 58.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
19k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 56%
Shops & Services 44%
Bellwood Hometown Market IGA
Groceries
10,629 visits/mo
0.2 miles
Dollar General
Shops & Services
6,617 visits/mo
0.3 miles
M&T Bank
Shops & Services
1,685 visits/mo
0.2 miles
Demographics for 16617, PA
2,655
Population
1,202
Households
2.2
Avg Household Size
41
Median Age
24%
College-Educated
96%
High-School Grad
1.5 sq mi
ZIP Area
1,770
Density / Sq Mi
$56,000
Median Household Income
$35,964
Median Earnings
$883
Median Rent
$133,500
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 - Established restaurant operation with dining space, commercial kitchen, restaurant equipment, and public water and sewer.
Where is this conventional restaurant located?
The property is located at 400 Main Street Bellwood, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Established restaurant business with real estate, furniture, fixtures, and equipment included; 3,250 square feet on a 0.42‑acre corner parcel plus an additional lot; Fully equipped commercial kitchen with commercial refrigeration and specialty equipment
