Mixed-Use Property with
New
For Sale
$895,000
6391 STATE ROUTE 654, Williamsport, PA 17702
Commercial Sale, Williamsport, PA
Property Size7,584 SF
Lot Size1.43 Acres
Price / SF$118.01
Days on Market2
Property Features for 6391 STATE ROUTE 654
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CC - COMMERCIA
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 2, Basement, Bathroom 4, Bathroom 1
Parking features
Off Street
Basement
Dirt Floor
Elementary school district
Jersey Shore
Middle school district
Jersey Shore
High school district
Jersey Shore
Subdivision
WILLIAMSPORT OTHER
Standard status
Active
APN
03-408-108
Size
7,584 SF
Lot size
1.43 Acres
Taxes and HOA fees
Tax Annual Amount
3886
Utilities
Heating system
Oil, Hot Water(Heating), Ductless (Heating)
Cooling system
Central Air, Ductless, Window Unit(s)
Water source
Well
Building Details
Year built
1901
Floors in Building
3
Flooring type
Carpet, Wood, Tile, Linoleum
Building materials
Post & Beam, Vinyl Siding
Roof type
Rubber, Shingle
Listing Agency:
Iron Valley Real Estate North Central PA
(570) 979-1002
Listed By:
Madalyn Collins · License #RS332242
(570) 772-3388
Added: Aug 21
Last Checked: Aug 22 at 6:06PM
MLS# WB-104658
Copyright © 2026 West Branch Valley Board 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 mixed-use property combines an operating bar and restaurant with two occupied rental units, creating a commercial and residential configuration under one ownership. The offering includes an outdoor patio, bar and restaurant equipment, inventory, both business names, and a liquor license. A separate 1,000+ sq.ft. building provides additional space for market, retail, events, or another business concept. The owners are willing to provide training to support the transition.
The property contains 7,584 square feet on 1.43 acres at 6391 State Route 654 in Williamsport, Pennsylvania. Built in 1901, the improvements feature post-and-beam construction with vinyl siding, off-street parking, a basement, and a combination of oil, hot-water, and ductless heating. Cooling includes central air, ductless systems, and window units. The property is zoned CC - COMMERCIA and served by a well.
The property contains 7,584 square feet on 1.43 acres at 6391 State Route 654 in Williamsport, Pennsylvania. Built in 1901, the improvements feature post-and-beam construction with vinyl siding, off-street parking, a basement, and a combination of oil, hot-water, and ductless heating. Cooling includes central air, ductless systems, and window units. The property is zoned CC - COMMERCIA and served by a well.
Key Highlights
- 7,584 square feet on 1.43 acres at 6391 State Route 654, Williamsport, PA 17702
- Operating bar and restaurant with outdoor patio
- 2 occupied rental units included with the property
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
$76,788
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
8.58%
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%
$1,535,760
$1.5M
Cap Rate 7%
$1,096,971
$1.1M
Cap Rate 9%
$853,200
$853.2K
Market Conditions
NOI Build-Up for 7,584 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
$136.5K $18.00/SF
− Vacancy
−$13.7K −$1.80/SF
EGI
$122.9K $16.20/SF
− OpEx
−$46.1K −$6.07/SF
NOI
$76.8K $10.13/SF
Area
Lycoming County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,535,760
Cap Rate 7%
$1,096,971
Cap Rate 9%
$853,200
Alternative Uses
Best Use
Specialty Retail
$1.40M
$1.22M – $1.63M
NOI $97,777 @ 7.0% cap · market cap 10.92%
Second Best
Mixed Use
$1.10M
$959.9K – $1.28M
NOI $76,788 @ 7.0% cap · market cap 8.58%
Theoretical Best
Office A
$1.63M
$1.43M – $1.91M
NOI $114,408 @ 7.0% cap · market cap 12.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 17702, PA
10,378
Population
4,533
Households
2.3
Avg Household Size
42
Median Age
23%
College-Educated
94%
High-School Grad
61.2 sq mi
ZIP Area
170
Density / Sq Mi
$70,514
Median Household Income
$41,228
Median Earnings
$935
Median Rent
$193,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Operating hospitality property with rental units, an outdoor patio, and a separate commercial building for additional use.
Where is this mixed-use property located?
The property is located at 6391 STATE ROUTE 654 Williamsport, PA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 7,584 square feet on 1.43 acres at 6391 State Route 654, Williamsport, PA 17702; Operating bar and restaurant with outdoor patio; 2 occupied rental units included with the property
