Building Details

Year built 1830

Number of units 2

Building materials Vinyl Siding, Aluminum Siding, Brick, Stone

Architectural style Other

Listing Agency: Realty One Group Supreme j***@rogsupreme.com Show Phone

Listed By: Maximilian Michael Melito · License #PARS376364 Show Phone

Added: Aug 28 Changed: Sep 17 Last Checked: Sep 21 at 1:06AM

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MLS# PAWN2000980

Copyright © 2026 Bright 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.

The Moonshadow Inn is a hotel property with upper-level guest suites and existing restaurant and bar improvements. The building dates to 1830 and incorporates vinyl siding, aluminum siding, brick, and stone construction elements. Heating is provided by electric baseboard systems, with window-unit cooling.

The property occupies 0.52 acres along Route 652 in Beach Lake, Pennsylvania. A dedicated parking lot provides off-street parking, while the site offers access to the Upper Delaware River corridor, regional ski areas, and music venues.

Key Highlights

• Upper‑level guest suites with restaurant and bar improvements
• 0.52‑acre property in Beach Lake, Pennsylvania
• Located along Route 652

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

$29,137

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

7.30%

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%

$582,740 $582.7K

Cap Rate 7%

$416,243 $416.2K

Cap Rate 9%

$323,744 $323.7K

Market Conditions

NOI Build-Up for 4,600 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

$69.0K $15.00/SF

− Vacancy

−$7.7K −$1.67/SF

EGI

$61.3K $13.34/SF

− OpEx

−$32.2K −$7.00/SF

NOI

$29.1K $6.33/SF

Area

Wayne County, PA

Vacancy

11.10%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

52.50%

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%

$582,740

Cap Rate 7%

$416,243

Cap Rate 9%

$323,744

Alternative Uses

Best Use

Specialty Retail

$847.2K

$741.3K – $988.4K (±1% cap)

NOI $59,306 @ 7.0% cap · market cap 14.86%

Second Best

Hotel Hospitality

$416.2K

$364.2K – $485.6K (±1% cap)

NOI $29,137 @ 7.0% cap · market cap 7.30%

Theoretical Best

Office A

$1.12M

$981.5K – $1.31M (±1% cap)

NOI $78,516 @ 7.0% cap · market cap 19.68%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Moonshadow inn Hotel & Motel

Suggested Use

Top Pick Auto Repair Shop Plumbing Service Auto Parts Store Garden Center Storage Facility Bakery

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

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

57

Businesses Nearby

Explore this area Business Placement

Demographics for 18405, PA

2,353

Population

1,421

Households

1.7

Avg Household Size

48

Median Age

19%

College-Educated

94%

High-School Grad

34.3 sq mi

ZIP Area

69

Density / Sq Mi

$78,403

Median Household Income

$33,068

Median Earnings

$675

Median Rent

$211,300

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 hotels located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Hotel Property with Restaurant and Bar

87 MILANVILLE ROAD, Beach Lake, PA 18405

$399,000

6,821 SF

View details

Auto Repair Shop with Service Bays

1611 Beach Lake Highway, Beach Lake, PA 18405

$750,000

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View details

Frequently Asked Questions

What type of property is this?

Hotel - Historic lodging property with guest suites, restaurant and bar improvements, and a dedicated parking lot.

Where is this hotel located?

The property is located at 87 MILANVILLE Road Beach Lake, PA.

What is the asking price?

The asking price for this property is $399,000.

What are key features of this property?

This property features: Upper‑level guest suites with restaurant and bar improvements; 0.52‑acre property in Beach Lake, Pennsylvania; Located along Route 652