Building Details

Year built 1980

Listing Agency: Cowanesque Lake Realty LLC Show Phone

Listed By: Brandon Hackett · License #10401336352 Show Phone

Added: Jun 14 Changed: Sep 6 Last Checked: Sep 12 at 4:06AM

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MLS# 31727592

Copyright © 2026 Northern Mountains of Pennsylvania MLS. 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 2,795-square-foot restaurant and ice cream operation occupies a 0.68-acre property in Osceola. The facility has served customers for over 20 years and includes a commercial kitchen, walk-in cooler, walk-in freezer, central air, and a fire extinguisher system. New electrical service, handicap-accessible restrooms, and a large paved parking area are also in place.

The property fronts Route 49 with over 150 feet of road frontage, providing direct exposure along the state route. The sale includes inventory and equipment subject to an agreed offer, giving the next operator an existing physical setup for restaurant and ice cream service.

Key Highlights

• 2,795‑square‑foot restaurant and ice cream business on 0.68 acres
• Over 150' of road frontage along SR 49
• Commercial kitchen with walk‑in cooler and walk‑in freezer

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

$22,964

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

5.74%

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%

$459,280 $459.3K

Cap Rate 7%

$328,057 $328.1K

Cap Rate 9%

$255,156 $255.2K

Market Conditions

NOI Build-Up for 2,795 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

$34.2K $12.24/SF

− Vacancy

−$3.6K −$1.29/SF

EGI

$30.6K $10.95/SF

− OpEx

−$7.7K −$2.74/SF

NOI

$23.0K $8.22/SF

Area

Tioga County, PA

Vacancy

10.50%

Lease Rate

$12.24 /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%

$459,280

Cap Rate 7%

$328,057

Cap Rate 9%

$255,156

Alternative Uses

Best Use

Specialty Retail

$328.1K

$287.1K – $382.7K (±1% cap)

NOI $22,964 @ 7.0% cap · market cap 5.74%

Second Best

Industrial

$233.0K

$203.9K – $271.8K (±1% cap)

NOI $16,308 @ 7.0% cap · market cap 4.08%

Theoretical Best

Healthcare Medical

$476.1K

$416.6K – $555.5K (±1% cap)

NOI $33,328 @ 7.0% cap · market cap 8.33%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Conventional restaurants

Suggested Use

Top Pick Building Supply Electrical Service Plumbing Service Hair Salon Restaurant Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

34

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 16942, PA

716

Population

386

Households

1.9

Avg Household Size

46

Median Age

11%

College-Educated

90%

High-School Grad

21.4 sq mi

ZIP Area

33

Density / Sq Mi

$50,982

Median Household Income

$42,277

Median Earnings

$817

Median Rent

$132,700

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Established Restaurant and Ice Cream Business

7736 Route 49, Osceola, PA 16942

$399,900

2,795 SF

View details

Duplex with Fenced Yard

7470 Route 49, Osceola, PA 16942

$169,900

0.71 Acres

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Established food-service property with dedicated kitchen systems, customer restrooms, and paved on-site parking.

Where is this conventional restaurant located?

The property is located at 7736 Route 49 Osceola, PA.

What is the asking price?

The asking price for this property is $399,900.

What are key features of this property?

This property features: 2,795‑square‑foot restaurant and ice cream business on 0.68 acres; Over 150' of road frontage along SR 49; Commercial kitchen with walk‑in cooler and walk‑in freezer