Bar Business with Outdoor
For Sale
$350,000
Pending
601 N 9th Street, Bellwood, PA 16617
Commercial Sale, Bellwood, PA
Property Size2,086 SF
Lot Size0.21 Acres
Days on Market121
Property Features for 601 N 9th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Basement
Unfinished
Subdivision
Bellwood Boro
Elementary school district
Bedford Area
Middle school district
Bedford Area
High school district
Bedford Area
Standard status
Pending
APN
05.00-01..-056 & 057
Size
2,086 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5394
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
1950
Listing Agency:
Perry Wellington Realty, LLC
(814) 695-5323
Listed By:
Adam Conrad Team
(814) 693-5669
Added: May 6
Changed: Aug 28
Last Checked: Sep 3 at 2:06PM
MLS# 80032
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.
Underdogs is an operating bar establishment occupying 2,086 square feet on a 0.21-acre property. The business includes a liquor license, bar equipment, inventory, and goodwill, allowing the existing operation and its associated assets to transfer together. A state-licensed outdoor seating area and PA Skill games are also part of the property’s operating setup.
Constructed in 1950, the building has a basement, natural gas forced-air heat, and central air conditioning. Public water and public sewer serve the property, while cable is available. The establishment is positioned along Route 865 in Bellwood and is identified by the address 601 N 9th Street.
Constructed in 1950, the building has a basement, natural gas forced-air heat, and central air conditioning. Public water and public sewer serve the property, while cable is available. The establishment is positioned along Route 865 in Bellwood and is identified by the address 601 N 9th Street.
Key Highlights
- 2,086‑square‑foot bar establishment on a 0.21‑acre property
- Liquor license, bar equipment, inventory, and business goodwill included
- State‑licensed outdoor seating area
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
$21,003
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
6.00%
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%
$420,060
$420.1K
Cap Rate 7%
$300,043
$300.0K
Cap Rate 9%
$233,367
$233.4K
Market Conditions
NOI Build-Up for 2,086 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
$31.3K $15.00/SF
− Vacancy
−$3.3K −$1.58/SF
EGI
$28.0K $13.43/SF
− OpEx
−$7.0K −$3.36/SF
NOI
$21.0K $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%
$420,060
Cap Rate 7%
$300,043
Cap Rate 9%
$233,367
Alternative Uses
Best Use
Specialty Retail
$300.0K
$262.5K – $350.1K
NOI $21,003 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.53M
$2.22M – $2.96M
NOI $177,357 @ 7.0% cap · market cap 50.67%
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
141
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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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- The Dog House — 423 Main St, Bellwood, PA 16617
Frequently Asked Questions
What type of property is this?
Bar & Pub - Operating establishment includes licensed outdoor seating and business assets included with the transaction.
Where is this bar & pub located?
The property is located at 601 N 9th Street Bellwood, PA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2,086‑square‑foot bar establishment on a 0.21‑acre property; Liquor license, bar equipment, inventory, and business goodwill included; State‑licensed outdoor seating area
