Building Details

Year built 1986

Listing Agency: Real Estate of America o***@reoarealty.com Show Phone

Listed By: Woody Howell Show Phone

Added: Jul 29, 2025 Changed: Sep 13 Last Checked: Sep 20 at 6:06PM

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MLS# 761625

Copyright © 2026 Greater Lehigh Valley 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 remodeled interior with a dining room, hardwood flooring, panoramic glass walls, a bar, and a private party room. The site also features an exterior patio and deck, landscaped grounds, and facilities equipped for restaurant operations. The sale includes the real estate, equipment, and R liquor license.

Located at 874 State Route 903 in Penn Forest Twp, the property is near Jim Thorpe and two Pennsylvania Turnpike exits. On-site parking includes a parking lot and off-street spaces. Building systems include central air conditioning, propane heating, a well water source, and septic service.

Key Highlights

• Remodeled restaurant and bar with hardwood flooring and panoramic glass walls
• Private party room for scheduled events, meetings, and parties
• Exterior patio and deck with landscaped grounds

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

$68,760

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

6.88%

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%

$1,375,200 $1.4M

Cap Rate 7%

$982,286 $982.3K

Cap Rate 9%

$764,000 $764.0K

Market Conditions

NOI Build-Up for 5,000 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

$96.0K $19.20/SF

− Vacancy

−$4.3K −$0.86/SF

EGI

$91.7K $18.34/SF

− OpEx

−$22.9K −$4.58/SF

NOI

$68.8K $13.75/SF

Area

Carbon County, PA

Vacancy

4.50%

Lease Rate

$19.20 /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%

$1,375,200

Cap Rate 7%

$982,286

Cap Rate 9%

$764,000

Alternative Uses

Best Use

Specialty Retail

$982.3K

$859.5K – $1.15M (±1% cap)

NOI $68,760 @ 7.0% cap · market cap 6.88%

Second Best

—

—

no second resolved use

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Conventional restaurants

Suggested Use

Top Pick Carpet & Flooring Store Pet Grooming Service Restaurant Bed & Breakfast Hotel & Motel

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

Paved road access

Yes

Liquor license

Location Intelligence

Trade Area within ½ mile

489

Businesses Nearby

3k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Groceries 70% Home Improvements & Furnishings 30%

Fine Wine & Good Spirits Groceries

2,159 visits/mo 0.4 miles

Marzen Hardware Inc. Home Improvements & Furnishings

910 visits/mo 0.3 miles

Demographics for 18229, PA

8,322

Population

4,820

Households

1.7

Avg Household Size

49

Median Age

27%

College-Educated

95%

High-School Grad

55.3 sq mi

ZIP Area

150

Density / Sq Mi

$67,642

Median Household Income

$40,830

Median Earnings

$931

Median Rent

$215,400

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?

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Includes a dining room, bar, private party room, outdoor deck, equipment, and an R liquor license.

Where is this conventional restaurant located?

The property is located at 874 State Route 903 Jim Thorpe, PA.

What is the asking price?

The asking price for this property is $999,900.

What are key features of this property?

This property features: Remodeled restaurant and bar with hardwood flooring and panoramic glass walls; Private party room for scheduled events, meetings, and parties; Exterior patio and deck with landscaped grounds