Equipped Restaurant and
For Sale
$350,000
615 Ragers Hill Road, South Fork, PA 15956
COMMERCIAL - South Fork, PA
Property Size2,916 SF
Lot Size0.50 Acres
Price / SF$120.03
Days on Market290
Property Features for 615 Ragers Hill Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Residential
Elementary school district
Forest Hills
Middle school district
Forest Hills
High school district
Forest Hills
Directions
219N to Sidman/St Michael exit. Take a left and follow to the "T". Take a left on Ragers Hill Rd. Property on the right.
Subdivision
Adams Twp-1
Standard status
Active
APN
1-2-168
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
2024/1865
Tax Annual Amount
1946
Legal Description
2024/1865
Building Details
Floors in Building
2
Listing Agency:
CENTURY 21 ALL SERVICE, INC. · Century 21 Real Estate
(814) 269-3491
Listed By:
Scott Morris
(814) 244-5944
Added: Oct 27, 2025
Changed: Aug 4
Last Checked: Aug 12 at 8:06PM
MLS# 96037602
Copyright © 2026 Cambria Somerset 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 and bar property includes a fully equipped kitchen, a dining room, and 2,916 square feet of building area. The interior also features 16 bar stools, while the 0.5-acre parcel provides space for parking. The offering includes the bar, restaurant, catering business, and R-Liquor License.
Catering equipment includes a tagalong cooker/smoker, supporting the existing food-service configuration. The second floor includes an apartment that may be finished, providing an additional property feature for a purchaser to evaluate. The property is located at 615 Ragers Hill Road in South Fork, Pennsylvania, within the Forest Hills School District, and is zoned Residential.
Catering equipment includes a tagalong cooker/smoker, supporting the existing food-service configuration. The second floor includes an apartment that may be finished, providing an additional property feature for a purchaser to evaluate. The property is located at 615 Ragers Hill Road in South Fork, Pennsylvania, within the Forest Hills School District, and is zoned Residential.
Key Highlights
- 2,916‑square‑foot restaurant and bar building
- Fully equipped kitchen with dining room
- 16 bar stools included
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
$29,360
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
8.39%
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%
$587,200
$587.2K
Cap Rate 7%
$419,429
$419.4K
Cap Rate 9%
$326,222
$326.2K
Market Conditions
NOI Build-Up for 2,916 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
$43.7K $15.00/SF
− Vacancy
−$4.6K −$1.58/SF
EGI
$39.1K $13.43/SF
− OpEx
−$9.8K −$3.36/SF
NOI
$29.4K $10.07/SF
Area
Cambria 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%
$587,200
Cap Rate 7%
$419,429
Cap Rate 9%
$326,222
Alternative Uses
Best Use
Specialty Retail
$419.4K
$367.0K – $489.3K
NOI $29,360 @ 7.0% cap · market cap 8.39%
Second Best
Industrial
$243.1K
$212.7K – $283.6K
NOI $17,014 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$879.8K
$769.8K – $1.03M
NOI $61,586 @ 7.0% cap · market cap 17.60%
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
11
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15956, PA
2,626
Population
1,293
Households
2
Avg Household Size
44
Median Age
11%
College-Educated
91%
High-School Grad
8.2 sq mi
ZIP Area
320
Density / Sq Mi
$52,679
Median Household Income
$38,191
Median Earnings
$696
Median Rent
$75,400
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 - Operating package includes catering equipment, dining space, and an R-Liquor License.
Where is this conventional restaurant located?
The property is located at 615 Ragers Hill Road South Fork, 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: 2,916‑square‑foot restaurant and bar building; Fully equipped kitchen with dining room; 16 bar stools included
